Trust is the biggest name of the game.Also knowing who is responsible for what before you get started is a great way to prevent an argument. 

I would suggest a darker shade of granite to prevent any stains.

It could prevent a host of problems this summer.

I suppose the things you mention could happen, but many of the 'things you put in the contract' are put there because one bad thing happened a couple years back and the attorney recommends it to prevent that bad thing from losing you money.

I could rehab them with a line of credit then sell them above the release price to prevent paying at closing. 

So I strongly recommend that your rental have its own bank account.As for worries about the mortgage bouncing - the only way to prevent that is to fund the rental property's account up-front with some reserve capital.

It seems these tenants may be incapable of supervising or training their dogs in the fenced backyard to prevent this from happening.

Proper's quote came in 3x as much as State Farm's (although we could probably get that number down if I go item by item to remove a bunch of unnecessary items).

It will save you a lot of stress/prevent issues from spiraling. 

Surely a card system would prevent drilling the locks and stealing the coins?