We asked the broker to show us the center either during or right after a rain came through so we could see the real issues; as if the consistent water stains on the walls, columns and ceilings weren't enough to know the roofs were in really bad shape. 

I need to have the back deck re-stained and repaired.

Look for water stains on the ceilings, or obvious drywall repairs, potentially indicating a leak.  

Boom, you just spend 15 grand easy.Now a tenant moves out and the kitchen cabinets doors are falling off, the cabinets are rotted and the horrible yellow vinyl flooring screens 70's + 40 years of abuse and cigarette stains, and the kitchen cabinets are rotted under the sink and the counter needs to be replaced anyway.

If the units are non-smoking and you have to clean the units in a manner to remove smoking odors and stains, then by all means keep the deposit. 

We used to think dressing in our sweat pants was possibly going too far until we saw a guy in a stained tshirt with two holes.

Basically all the finish has worn off and stain spots.

ONLY downside is I am told they can be stained by foods but a good sealer and bee's wax treatment goes a long way. 

But, as others said if it's just as nice as the competition as-is just leave it, let the first tenant stain those white counters, then replace :)

We itemize under each category with specifics, here is an example from one of our move-outs:CREDITAmount held as Security Deposit: $800DEBIT Less Deductions for Missing Items: $3010 year lithium battery from smoke detector ($10)Seat cushion from kitchen bench ($20)Less Deductions for Damages: $170Patio – stain ($20)     Living Room – one broken window pane ($50)     Living Room – five inch spot on carpet from black sharpie pen ($50)     Living Room – one broken wand on blinds ($5)      Front Bedroom – one bent curtain rod ($5)Back Bedroom - door handle bent ($10)     Kitchen - cabinet drawer wood broken ($30)Less for Extra Cleaning $110Stove Top ($25)     Range Hood ($20)     Kitchen Sink ($20)     Ceiling Fan ($15)     Walls – extra cleaning of grime & pen marks ($10)     Floor Vents - debris in ducts ($10)     Outside Debris ($10)Less for Unpaid Utilities $12     Electric (changed by tenant too early, $12 for Nov 20 to Nov 30)[Credits $800 Less Debits $322 = $468]Total Due from Landlord to Tenant (Check Enclosed) $468