best way to litigate against tenant that abandons property

[Gabriel Miller]

Hello friends,

In October I had a tenant abandon my SFR. They left the place a mess. Most of the damage was due to their dogs that were in the lease agreement but I wouldn't think that matters. Their security fee was only $1500 so I am still out a lot of money (see breakdown below). I figure I am out about $9000. Washington State Small Claims court maximum is $5000. Should I take them to small claims court or should I do something else? I wonder if the $4000 difference between the $9000 I am claiming and what the $5000 allowed by small claims could be eaten up by legal fees or a smaller judgement than my claim. Legal fees should be part of the judgement but I guess I am worried about these people figuring out a way to avoid paying by going bankrupt or something and me being out more money for legal costs. I have never litigated against a tenant so this is all new territory for me. Does anyone know of a good lawyer I should talk with and maybe hire? Any good books or other resources out there on this?

Losses:

-4 months rent that the place has been vacant while I have done repairs while also trying to rent it back out (it has been listed):  $7000  

-Labor and materials for damage repairs and cleanup:  $4000  (60% these costs are to replace carpets destroyed by their dogs.  The prior carpet was not new but it was not destroyed.)

Thanks,

Gabe