Generally speaking, I'd document/photograph the newly discovered damage and include any cost to repair it in the itemized statement when you send that out.

Make sure his lease is “as is” and make sure you photograph his unit on closing.

The wipes were photographed and documented. 

A tenant who wishes to terminate a rental agreement on these grounds should document carefully both the condition of the dwelling (with photographs or video and witnesses) and the tenant’s attempts to notify the landlord of the problem.

Current as-built drawings, plans & specificationsDescriptions of buildings, physical aspects and systemsSite Plan (with dimensions and identifying tenants and vacant locationsPhase I and if applicable Phase II environmental site assessmentProperty Condition ReportStatus of ADA compliance (including ADA plans)Warranties (HVAC, roof, insulated glass, etc.)Existing exterior, interior, and aerial photographs of PropertyFloor plans with tenant location (CADD/PDF files)Any and all Leases and Tenant correspondenceAny and all Service ContractsGeneral Ledger for the past 3 yearsThree year history of delinquency and bad debtMost recent detailed billing statement for all TenantsTenant ledgers for previous calendar year & YTDCertified Updated Rent Roll and Certified A/R ScheduleList of security deposits and prepaid rentLeasing update (pending deals, LOIs, renewals, lease-up projections)Future Tenant improvements and leasing commission obligationsThree year history of tenant improvements and leasing commissionsCurrent year detailed operating budgetYTD budget vs. actual analysis for current year & 2 prior yearsThree years of operating statements (revenues & expense) historyCapital items/budget forecast (3-year projection)Three year history of capital expendituresProperty Tax bill for current year and previous 3 yearsCurrent Insurance CoverageThree year history of insurance claims and incidentsTenant’s sales volumes for at least 3 yearsThree year occupancy historyExisting appraisal report(s)Confirmation of ZoningCertificate of occupancy/use permitsStatus of pending litigation and/or threatened condemnationMost recent title insurance policyMost recent as-built surveyCAM Reconciliation for prior 3 years

Oh, I work as a photographer, and though I've never done real estate photography my skills and equipment might eventually come in handy.

If they are great, and truly investment specialized, they will be able to connect you with all the team members you need for a successful and profitable purchase, including a fantastic property manager, highly competitive and strong lender/mortgage broker, fair/reliable/quality/timely contractors, reliable cleaners, the best photographer in the state (always pay more for the best, so your properties stand out), and more.

no black overstuffed leather couches from 1995), great photographs and a hot tub ... just to name a few. 

Anyone have recommendations for a photographer with experience in this area that's local to Miami?

So get on Airbnb, where the biggest pool of potential tenants are, furnish your place well and hire a professional photographer and you should be good.