So if the deposit is used towards their last month rent, then they leave the place and you find broken mirrors, damaged floors, stained walls, etc, now that all just comes out of your pocket when it should have come out of their deposit.

If they roll up to the showing in a car filled to the roof with old McDonald's bags, have mustard stains all over their shirts, and reek of smoke, I would find a way to not accept their application.  

The home is in a generally good shape with bad carpets and some worn out paints and stains in bathrooms.

As far as the framing goes, the water can have no effect of the wood (other than water staining) as long as you dry it out and treat it appropriately.

Better tenants typically mean less carpet stains, less painting needed, cleaner homes when vacated, etc.

Just like the stain and poly mixes in one, not a fan of those either.

I just saw some nice 20 year warranty nylon carpet at lowes WITH 8lbs water proof stain guard pad for 4.25 a square ft, 35 for measuring, and 50 for install stairs included.Sounds like a great buy...

For the things I do not plan on doing myself, If you have any tips / leads on the following, it would be greatly appreciated: Carpet - it is stained beyond cleaning.

It looks really great and we keep the upscale look with tile floor, black tile backspash, black sink, and stained oak cabinets and black micro-rangehood with custom copper/oak hood.

It looks like some odd green staining on the siding.