And the structure cannot be an older style with under-sized studs, beams, headers, etc. 

I would absolutely capture everything in writing and require that they file a police report.

I'm thinking that first I'll contact the seller in writing.  

The other option is old school punch each debt in the face Dave Ramsey style. 

Now they are writing back informing me that he's been registered as ESA.   

Guest takes more care of the property, since you,  the host, are the only judge to decide if you retain or not the deposit in case of damage or issues.Another Good: You can write in your contract that non respect of rules may lead to lose some of the deposit: Like noise, or a very unclean check out, etc...

I have not had the tenant sign a new lease yet because I want to see if I should write it in the LLCs name or mine.

But i had a title claim in Balt city and they first denied it I went up the food chain still no love.. ( keep in mind I am closing over 15 mil a year in Oregon through them) I had to get my attorney to write a few letters then they caved but it still cost me some attorney fee..  

I certainly can't write you didn't have issues, but those issues you listed are not Section 8 issues. 

Write out the basic numbers.