My floor guy pulls up the carpet and we find pet stains in most of the rooms of the house and it has gotten into the sub floor and smells.

Since I never go to a closing, most title companies just email me the docs and I overnight them back aside for the stubborn few who insist on the mobile notary

Don't you just hate it when you've waited years to get back in the game, and the market still stubbornly rises?

I've sold flips with old water leak signs, however it was simply because I didn't clean or paint the stained area and the leak wasn't active.2.)

I fully understand there is normal wear and tear on carpet (this carpet has been used for more than 6 years), but due to the strong smells of cats and carpet stain, we have no choice but to replace it.  

If they were curtains, there is no doubt they would have been stained and torn (so I like the idea of having the tenants pay for the curtains or think about building the cost of buying curtains into the monthly rent.)  

I think my biggest fear with this isn't failure, (I'm to stubborn to quit), but it's not being knowledgeable enough to handle basic scenarios.

We just bought all new towels because makeup stained most of them.

It was also tough to spend some beautiful MN weekends inside a musty old house up to our elbows in dog pee stained carpeting, but in the end, we're very glad we took the plunge.  

If they agree, write it all down on any piece of scrap paper and drop off that wrinkled piece of coffee stained paper at your nearest escrow office.