Will be contacting POL to find out what happened and more importantly, what POL would do differently to prevent this from happening again.

Basically the only thing we didn't charge tenant for was painting, and we did charge paint fee if there was nicotine stained walls.

I am curious as we both live in Dallas and i just invested in Dallas.I am thinking of diversify my investment,  i am comparing other cities of Texas (Houston/Austin) with Indy and KC. i never been to both those cities and amazing growth here in Texas prevent me from investing in Indy and KC.

@Jason Mauldin from the insurance perspective, wood working/staining, etc is high risk.  

If you want to prevent 90%+ of dog attacks, ban intact males, multiple dogs, and being off leash.

One could credit the remaining folks for the deposit on file and return just the leaving tenant pro rata, but then you need a small check from the remaining tenants anyway to get the full deposit, and you never know how they have allocated or paid the deposit (or even if they are on good terms), and you rely on the kindness of strangers to return it to the leaving guy (so he does not ask you for it later).Either way, make sure it is crystal clear and communicated (I communicate it multiple times) to ensure a smooth transition and prevent problems; that may be key, get the fuzziness out and make sure no feathers are ruffled.

We understand KCMO is next.SEE YOUR ATTACHMENT: THE CITY DETAILED PLAN .YOU NEED TO SHOW UP AT THE MEETING ON SEPTEMBER 6th at 5:30PM TO PREVENT ITS PASSAGE!!!

How do you prevent this from happening?

Make sure it's structured right with an attorney to prevent that from happening?

They don't get stained like carpet does, so they tend to last longer than carpet, which usually offsets the initial cost.