Bring a note pad and take notes on their decoration choices.

@Amy yes, that's the method I use too, where i tend to spend more on inspections initially to minimize the surprises later on, because I've found it hard to be competitive with my bids if I have to pad for any rehab surprises.

You're also going to go through a lot of sanding disks, so my favorite sanders (I have a Porter-Cable) are the ones with a "hook-and-loop" sanding pad.

With a broken down estimate, you can assure they aren't throwing in misc. items that are not needed to pad their pockets. - Russ*If anyone has questions regarding contractors, repair processes, or would like me to glance over an estimate, let me know. 

I "guess" the bank is willing to let go just to brake even + 6% to listing agent.

Hey Kyle Hipp - I'm not sure I can answer the legality of it - but from a practical standpoint: the tenant would probably still be pad in US dollars.

Get everything out of the unit, including any carpet and pad and then figure out how much floor damage you have.

I just added one item to my checkllist for when a tenant moves out - Turn off the water valves to the toilets as I just (for the very first time after all these years) had a toilet brake and cause moderate water damage to my rental home.

How do I know if I can keep the pad?

This includes drywall/texturing/paint, re-hanging cabinetry, installing baseboards, replacing carpet padding and tacking/stretching carpet back in place, replacing an ice maker box valve, as well as painting (though we may just do this ourselves).