I understand that an itemized list of damages will be sent to me within 30 days." and have him sign it using his agreed move out date.

How do I protect myself from tenant damages when they move out?

Was driving around looking for properties and came a cross a house that had fire damage the roof is pretty much gone.

The seller's lawyer said, they'll come after me for damages if I can't buy the property/they can't sell the property for 189k.

  $25: failure to pass cleaning check $25: cleaning and $60: wall damages and repainting.  

I dressed in my business casual so I didn't look threatening.

Have her log the activity in writing and get video footage, inspect the property yourself, check for critters (like albino raccoons...they look like ghosts 😂) check for gas and water leaks, look up the history on the house just to know what the deal is, and if you have to... ask some good friends to dress in white coveralls and bring a shop vac to house to suck the ghosts out.

After all, the pets are causing wear and tear/damage to your property.

You have no damages.

And a serious sit down talk with these people.Either way, mitigate your damage and use this as a learning lesson for the next tenant.