$7k damage. 

Assuming your friend has a contract with the management company it sounds like (s)he may be in breach of that and could possibly be sued for damages.

When he came to me, she was three months behind on rent, and her unauthorized dogs, cats, and roommates had caused about $4000 in damages.

Florida scares me with insurance issues and constant threat of hurricane damage.

Some states have housing authorities that are more landlord-friendly (i.e. holding tenants responsible for damages or cleanliness v landlord).  

They usually have a process for filing a claim with the city for damage caused by them, and they may be willing to cover it.

Hopefully, you find it helpful and qualifies us to assist you with your goals:)---------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

@Kyle LipkoRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

The tenant understands that the property of the Tenant is not insured by the landlord for damage or loss of any kind (action of third party, fire, water, theft, vandalism, storm, heat or cold, electrical damage, pests, mold, accident, etc.), and the Landlord assumes no liability for such loss.

What is the level of damage?