He found out the carpet smelled so badly with the dog pee and wood floor was also damaged by the dogs after they moved out. 

Damage, excessive noise and $100 per head over max occupancy.

I was invested in multi-family, but like ss much better because it's just steel and concrete...the tenants can't damage it and no one ever calls me at 6am complaining that their child flushed a toy down the toilet like you get in multi-family.

Security deposits are used for damages and are not designed to be applied to fees or rent. 

Luckily I stayed in the car and they let me drive away.The problem with some of these C class areas are that you're going to get high vacancy, evictions, and high turn costs with tenants damaging the property. 

The lease agreement also states that they are responsible for any landscaping damage due to lack of watering or neglect.

The total including rent, damages, and utility payments came out to $2600. 

L&I deemed the place unfit to live because of the damages, we escaped the inferno without any bodily harm and went to stay with my daughter until we found suitable housing.

The wear and tear on hardwood floor - carpets has no recourse beyond the deposit damage if there is pee or replacement costs needed.

The house is listed for just under $600K, but it has significant damage due to broken pipes.