First off, I know it’s frustrating when a tenant leaves a mess, and even worse when their security deposit barely covers the damage.

In my experience tenants on the lower end of rent tend to cause more damage than higher price tenants.

  $7k damage. 

(that policy was cancelled by the carrier and I will be getting a separate policy)2 hail damage to Tennessee property  and water damage due to storm (claim is in process) Another Tennessee property now has had a water pipe burst in the kitchen ceiling and flooded the whole house. 

If you tell the constable that you are concerned about damage, they may talk to him about leaving responsibly.If you are concerned about violence, have a means of defending yourself and let him know it.

We deducted the cost of cleaning the home, the carpet, and some other drywall and paint damage to the property. 

The tenant understands that the property of the Tenant is not insured by the landlord for damage or loss of any kind (action of third party, fire, water, theft, vandalism, storm, heat or cold, electrical damage, pests, mold, accident, etc.), and the Landlord assumes no liability for such loss.

The states that I know require you to try to mitigate your damages if a tenant breaks a lease early.

Give her 30 days notice now, keep her security deposit, and send her a additional bill for damages to the unit in lieu of taking her to court for the damages.  

Hey Mario, We're doing several rehab loans right now...mainly in Pinellas...on Hurricane Milton-damaged homes.