So if there is a switch cover that is broken now, you can't charge them for it when they move out as you have no idea if they did it before you bought it or if it was like that when they moved in.

It’s already “broken”. 

I also advise they will be responsible for broken shades.

The pro forma the builder put on our page shows 11.5% CoC ROI (if you look at the bottom of the page where the ROI is broken out). 

In my experience, many insurers will cover the house but not the roof, ensuring you have protection against fires, broken water pipes, falling down the stairs, etc.

The one lesson we learned is that updates can't fix a broken floor plan. 

We have it broken down to different professions.

Next, if the AC is broken, no problem.

There's nothing wrong with fixing something that is broken, but you shouldn't be making improvements to things that are clean, safe, and functional and that were fully observed by the tenant during the showing process.

Issues that were not damages but "normal wear and tear" (in their eyes) included:1.The floor in front of the stove (NOT the sink) mysteriously lifted up, breaking a couple of tiles, then just as mysteriously settled back down again...so no, when we see the broken tiles at their move out it wasn't their fault.2.