The only reason we have requested his presence while contractor is there doing the repair purely because we are worried that the tenant might accuse the contractor damaged his stuff, etc. later.

I looked through some of your other stuff Stuart.

Most stuff you will find for 150k is most likely near to a class c or a low class b. 

I pick up stuff on my sight every time I am there .

Hey @Michael Baum, we had previously depreciated some stuff but ended up with a return of about $25k.

What you pay with labor will depend on if for instance one of my units still has a good pad and tack and strip then I just pay for carpet and installation cost.What you will pay will also depend on how much you are installing at one time.I don't like Berber for rentals.The design of the loop once it starts unraveling it can unwind pretty good an dis harder to get certain stains and pet stuff out of it.With carpet you want a Nylon carpet even if the cheaper version.Some carpet guys will try to sell you the rubber composite carpet stuff which is the really cheap stuff so it will stand up to tenant abuse.The problem is it can only be cleaned usually up to one time and then you need to replace it again.So I would rather get a cheaper nylon that can be re-cleaned many times over after installation for an additional .10 to .15 a sq ft extra than the super cheap stuff I will have to replace again.If you get 1 sq ft for carpet,pad,tack and strip,and labor install and it is Nylon you are getting one heck of a deal.Even at a carpet place usually you are at .40 to .50 for the pad and .50 to .60 for a cheap carpet.Then you have to do material to install and labor.I have seen sometimes if you have to do a small area you can pick up quality remnant pieces for real cheap and hit that type of number or buy in bulk.

He immediately came back and started throwing large tree branches and other stuff on to my deck. i called the police a second time and they came and arrested him and gave me the report number.i have a security camera video of him throwing the brick, walking in and out of my property, screaming, and throwing the branches.what do i do to protect my workers and not lose my investment.

It isn't wrong to do that but they want to see that the owner of the property is in control and that isn't you.There is a risk that they might take a look at those other properties, but if they are doing well and following the rules, their probably won't be a problem.Having said that, it is AirBNB and sometimes the stuff they do, don't make no sense. :)

He them procede to tell me it had hair line crack and that possibly the water was leaking from there and that it was a wear and tear because those pans only last so long. 

Is it the price, the install, or the dumb stuff like tack strips etc...For where to buy:Big box, local, Craigslist, Angie's list, or somewhere else?