First vacancy for new landlord

[Brandon Heimsoth]

New landlord here and more questions. I bought a house last year with an inherited tenant. I received notice to vacate from HUD. I have a few questions about the move-out procedures, most of which deal with the damages and deposit. The Book on Managing Rental Properties outlines it pretty good but I still need advice. I'm not trying to just cash in the deposit. I want to be fair...but also want to know what is expected.

1. Previous landlord did not present me with Move In Condition Report.  So, how does one treat damages in these cases?  I could see where the tenant could say "that hole in the wall was there when I moved in" and I would have no proof that wasn't the case.  I admit, I should have at least recorded condition when I purchased...but I learn from my mistakes.

2. Is it common practice to just charge for carpet cleaning?  I will probably replace anyway but still wondering if that charge is kind of a given.  The same goes for door locks...that which I will definitely replace.

3. What about painting?  The Book on Managing Rental Properties lists that in the Common Deposit Deductions lists under General/Damages section.  What constitutes the charge for painting?  I imagine if a kid colored over the wall...but again...I don't have a move in report.  All that being said, the cost to paint a couple rooms would wipe out any deposit.

4. If charges outweigh the deposit, do you normally just cut your losses?  Do you list them on damages report but don't pursue further?

Any other words of wisdom?  I really don't know what to expect.  Maybe I'll get a perfectly clean and undamaged unit back, but I doubt it.