Honestly the only way our relationship has not been ruined is that we have no financial ties.

You might not mess up really bad, but you certainly can and if you do, it can ruin your life, especially when you're young.

I have a house under contract as a first time home buyer. No money down with Rhode Islands Renewal Program. They give you a 20,000 grant to buy a foreclosure. Right now I am 1360 dollars into the deal. Keywords: Rhode...

If you have a home that cash flows $300/month and the tenant ruins just the carpet and paint you could be looking at a $4000 turn in between tenants.

Tax bill as rental will be $3844.Either he knows it and was hoping I didn't or I'm going to ruin his weekend.Recognize now the wisdom of the 70% rule in this case. 

I have beautiful and well kept properties and not about letting somebody ruin them.

I have seen so many people stuck with lemons or even good houses at such inflated process it literally ruins their lives.

So now, he has ruined the counters and wants to break his lease.

Statistically, for most people it will ruin them financially. 

I would get a professional to do it.I have seen tenants get paint all over the carpet,hardwoods floors,counters,etc.I have seen them ruin vents,not tape over electrical outlets and plugs etc.Ruined some of the switches and had to be replaced.The can improperly dispose of the paint and chemicals as well causing a liability.The fact that they have been there 3 years is worth something.Maybe you could have them extend the lease more in exchange for painting the unit or slightly up the monthly rent or you could ask for a paint deposit to be held and if upon move out it's not changed back to white walls you keep the deposit.