Then a guy popes out of their unit and says to my tenants "Thanks for the battery bro".

I used to be an onsite manager less than 6 months ago in CA so that would be my feedback.the other stuff is not that important, it won't net much gain in rents.your annual maintenance is critical on each unit  - caulking, changing flappers and batteries on smoke detectors, co detectors and changing air filters.

If I in fact remove that tenant's hand upon being 3 days late (with their willingly given permission).... a signed document allowing me to do so would not prevent a charge of battery levied by law enforcement.No Lease Agreement can supersede Federal or State law.

My main complaint with some section 8 tenants is they are generally a little more needy with things like changing light bulbs, batteries in smoke detectors, changing filters, and other small maintenance items. 

The only thing I allow my tenants to do is change out the smoke detector battery and the indoor air filter.If pay the repair yourself, just keep a record of what was done and if it happens again in the near future then definitely do a tenant charge because that would be in excess of normal wear and tear.I hope that helps and good luck in your decision! 

Try changing the batteries

If you keep the property up, and do inspections every 6 months, change smoke detector batteries, meet codes, etc., I can't imagine anyone having a multi-million dollar successful suit against you.  

Some items mentioned include: - Don't pour grease, oils, rice or pasta of any kind down the disposal because it gums up the pipes leading to a clogged sink- Do run hot water down the drain for 30 or 45 seconds after use to help clear the drain after use.I do the same with a quick explanation on how to change out smoke detector batteries (when you install the 10 year, there's no need unless it is defective) the size of the air filter and how often to change it and how to change it out, how to operate the HVAC thermostat to heat or cool the unit.

So, be quick - check the smoke detector batteries, check for leaks under the sinks, do a quick look to see if there is any mold that needs to be cleaned up, see if the toilet is running or the window a/c unit is leaking into the building, ask the tenants if there are any maintenance issues you need to address -- and get out of there.In the building I managed, we only did inspections every 6 months and did them in one morning really quickly - 26 units - bam, bam, bam.I now have to put up with quarterly inspections in the senior subsidized units I rent (have been in two so far) and it seems like every time I turn around, I've got them coming into my home again.  

They replaced the dead batteries in the thermostat.This is a tenant that works the night shift at a hospital and I'm guessing when she came home after work is when she found out about the air.