If you have to do a lot of cleaning, then charge for it but be reasonable.Dishwasher..... unless the damage is very evident and pretty bad and its VERY evident that if the tenant had notified you earlier the damage would have been more limited,, the court will likely side with the tenant if they fight it...... proving the tenant was negligent in not notifying you is a tough thing to do.... up to you if you want to fight that battle.Some advice I've gotten for those "gray" areas on deductions...... if its gray, charge for it, but be reasonable..... if they fight it, then push back a little with your justification for the charge, but don't make it a battle....if they keep pushing hard, let it go and move on....not worth the fight unless you are talking big $$

As far as paint goes, Agreeable Gray by Sherwin Williams seems to be a flip and rental favorite in a number of areas and luxury vinyl plank is currently the floor of choice. 

Plus the fact they operate illegally in some states and gray areas in others...

Thank you @Gray Hall and @Chad Hale I feel better about sticking w AppFolio now.

@Gray HallThe section 8 office by me will not allow flat rates of any kind,  it would work for non-section 8 tenants.

@Anthony Thompson Understood.

If you are looking at management for true C class or below with under 100 units, talk to Donny Thompson with ERA.

Listened to this podcast with Hunter Thompson and Reed Goosen on a plane ride recently and it touches a bit on what sort of person you need to become to attract amazing mentors.

@Anthony Thompson thank you

You, however are definitely in a "gray area."