I'd imagine this falls into the "normal wear and tear" category but I just don't know how you measure or prove it and how much tangible evidence I need to have ready showing that I've warned them repeatedly.  

They only rented from me for 9 months so the "normal wear and tear" should be pretty low.Unfortunately, I do not have a move-in check list on file.

We got several quotes for cleaning and repairs, which added up to almost $4000 beyond normal wear and tear.

But $500 will definitely not be cashflow need factor in all the wear tear, cap/ex etc.

Of course, the wear and tear was through the roof and the water heater or HVAC never seemed to perform to his liking when it is summer and you have 14 breathing, walking talking 98.6F meat-sicles in the house warming it up.  

Also thinking of buying a single family and then flipping it to a developer to tear down and build new multi-family that seems to be going up everywhere.Any advice is appreciated!

Also thinking of buying a single family and then flipping it to a developer to tear down and build new multi-family that seems to be going up everywhere.Any advice is appreciated!

Most investors would rather tear down houses and build new construction. 

FX, Crypto, Flipping Houses, Sub2, Gold and Silver, Rare Earth Metals, Day Trading, Bernie Madoff, Vending Machines, Car Washes, Amway, any MLM.....whatever the dream of the day is.In all of them, you can make money, you can get rich, but almost always it takes a lot of hard work, blood, sweat, tears, missed holidays, working on weekends, money, risk, stress.

I've also visited a site and deterred from offering because I won't do tear downs.