Fix the stuff you break (outside of wear and tear), keep it pest free (or return it pest free), keep the outside of the property tidy, don’t break any law and don’t change the locks without my approval.  

: There were screens missing from some of the windows upon move-in which we authorized maintenance to replace (they were backed up several weeks due to COVID shut down), A/C wasn't getting the apartment cold enough even though it had been serviced within the past year (set at 68F during the hottest summer we've had in years in Michigan) and we didn't offer to pay her electric bill, found a bat in the basement x 2 which we had professional pest control there at their first available appointment and they didn't find any evidence of a colony but we had maintenance seal off any areas in the basement that could allow bats in, and now a water leak from upstairs apartment overflowing their toilet onto this tenant's mattress.  

If you get bedbugs, they just get worse exponentially until dealt with.So, really, odds are they're not bedbugs.What you should do, is call a pest control company.  

The tenants ruin the floors because of the pest nails and the floors are so badly scratched you get a bid to redo the floors  (bid is $2000) but upon move out, the tenants says, "yeah sure, my pet did the damage but the pet deposit is only $250 so you can't hold back more of my deposit for the floors".Best to avoid a sticky situation and just tell someone who has a pet the deposit will be increased. 

If so, that's a good deal.6) I'd add in a monthly pest control service contract.  

We have a rental property which is infested with german roaches because the tenants are unclean.

We've never had a tenant go to an attorney to draft a letter to us about quality of life and dissatisfaction about living in one of our properties.The best protection is to make sure you are always in compliance with landlord-tenant law and non-discrimination laws for your jurisdiction, follow the terms of the rental agreement, maintain habitable abodes, and do what you can to make sure there are no unaddressed hazards or safety issues.When unforeseen problems occur, such as the HVAC system breaking down, plumbing problems, pest invasion, etc... the minute you become aware of the problem, then do what you need to do to fix the problem in a timely manner.

They usually won't discuss it with you - they'll just start all of a sudden complain about mold or pests or other issues so they can get out of the lease. 

My tenants are responsible for all utilities including pest control, lawn, and snow removal.

What about CapEx expenses, insurance, taxes, yard/snowplow service, pest control,  and vacancies and repairs.