We've connected with Trey Bell of the Bell Team - a KW outfit to help us out.  Let's

They didn't winterize the property correctly so i fixed burst pipes, redid the plumbing in the bathroom, they put in GFCI outlets without actually wiring them to work correctly.

how many sf of drywall, how many outlets/switches, doors, LF of trim and SF of flooring to name a few categories.

He would have to talk to the 3 remaining tenants about getting his deposit from them, and when they move out they talk to you about getting their deposit back.If he did pay a deposit directly to you, what you do with the deposit 1st depends on how the state statutes say you can handle security deposits, then it depends on how the lease says to handle security deposits, then it depends on how you want to treat the security deposit.I recommend you take advantage of this learning experience to list any and all items you did not take into account before renting to room-mates - then make sure all of your documents and procedures (and the state laws) allow you to operate how you want to operate....Generally speaking, a tenant who breaks a lease early by moving out (let's assume proper notice was given and assume there are no damages to the unit) is liable to the landlord for the income the landlord loses by virtue of the tenant moving out early.

If you want to get together to try and figure this out let me know.

On the duplex, there were 4 circuits total, 2 per unit (one for light and one for outlets).

Also looking at those hidden outlet cameras for vacant units but they are pricey.  

Then, after inspections, they find some outlets that don't work right, and some wood rot that has to be repaired, and it runs you a $2,000 to repair, and now you're at $68,000. 

I can tell you if they are not removing all of your outlet and switch covers when they spray, they are probably not doing it right.  

There are code requirements around outlet placement, outlet circuit protection, possibly ceiling height and most importantly egress (fire escape).