However this last tenant left our unit in a very damaged and extremely filthy state that took considerable work to remedy (which was a surprise because they had been pretty responsible until this event). 

Curtain rods are damaged.

These are typically deductible in the year they’re done.On the other hand, improvements that better the property, restore it after substantial damage, or adapt it for a new use generally have to be capitalized and depreciated over time.Now, if the cost is $2,500 or less, you might be able to use the De Minimis Safe Harbor election to expense it immediately, rather than depreciating it.

Reputation  has its benefits.   

Once you've established yourself as a thought leader and built a solid reputation, it's time to unleash your investment opportunities upon your trusty investor list.

Civil Suit they would need to prove damages I believe.

Confirm that the provider has a pristine reputation (e.g.

Property damages?

Allow showings but, you have to be careful - we do not show homes to anyone who has not provided a photo I.D. and been screened through our validation process and provided a credit card in case of damages.

Hopefully their deposit is higher than the damage, but if not, you can document everything and try small claims court, but honestly it is not worth your time as you are unlikely to see the money if you win.