We are trying correct cat odors and damage unfortunately. 4) do you provide the itemized list and then once they agree you get the money to them or can this be done in one step and not be up for negotiation or tenant approval?

However, if the lock issue was caused by misuse or accidental damage on the tenant’s part, then the tenant might be responsible for the expense.It’s always best to review the lease agreement first to see if there’s specific language about repairs or locksmith services.

If not section 8, I would make the rent $1050 for a normal paying tenant.Now, the tenant is upset about the large increase cause I thought sec 8 was paying it. 

Which in turn has caused builder activity to also decline.

Pareto principle - 80% of the problems caused by 20% of the people.

I also find, as you do, it is often the guests who cause many of the problems.

There were so many claims for snow damage last year that many HOA are losing their insurance or having to pay crazy amounts.

Usually this means that the tenants have to provide access (within reasonable common notice), have to cooperate in access to make repairs (if they don't they would be liable for any additional damage caused by delay in repair), and subject to paying for a locksmith because you had to change the locks because they wouldn't give keys or provide access. 

It didn’t reveal prior infestation damage because some areas were inaccessible due to the owner’s belongings.

Nothing wrong with a Wyoming LLC (although I will argue it's not necessary) but its emphasized over all else and that's causing real harm in how many are operating their businesses.