If she threatens to sue or file a complaint, then you just pretend you didn't know better, apologize, and let her stay.At a minimum, you should be serving her notices for violating the lease by smoking inside.

@Maria G.This may not be a full 2 cents worth, but not being an accountant or wanting to pretend to be, I take detailed notes so in March I can remember exactly what I did last February, and hand them to an accountant.

It's always lack of knowledge about local area but pretending that they do and lack of communication. 

Social media is chocked full of pretenders...believe none of what you hear and only half of what you see.

Educate yourself as much as time allows so you can understand the conversations, ask better questions, weed out the pretenders from the actual investors, etc.1.

You're not obligated to go for used items but you also don't get to pretend that nothing depreciates in a property either, i.e. charging for brand new carpeting for 5-10 year old carpeting, even if it was negligence. 

My understanding is that mail requiring signed receipt can be problematic because the tenant can just pretend not to be home and then it gets returned and is invalidated.

However I won't pretend to know the insurance landscape, and you may be right.

A good tactic is to ask yourself: "What am I pretending not to see?"

Lol.On the other hand, if you are looking in a city far away from me, I'm also not going to pretend like I'm an expert in a place that I'm not.