What's more likely, to be honest, is this tenant continues to have other druggies hanging around, and he doesn't take care of the property (trash/chairs left in the yard, etc.), and any other decent tenants the OP has will move out because they don't want to be around that type of behavior or activity. 

I usually laugh when I see the things they add and think to myself "I would never charge them for that anyway", but in all honesty they have no way of knowing what kinds of things *I* consider damage. 

Logan AllecThat makes sense. i will be totally honest, i had to read your post more than once, and not because i found anything wrong, but because i am learning a bit more and more everyday. one day i will be able to eye ball it and be more quick with a response. 

To be honest, I hadn't really thought about looking at the tenants' ranks but now that you mention it, that makes a lot of sense.

I have the firm belief that if you are doing the right thing and treating people right and acting with honesty and integrity, then the right thing will happen.

Anyone who tells you their spouse or girlfriend or partner ran off with their money is to be considered a risk in the honesty department. 

Now to be honest I have responsible high quality tenants that I have personally selected over many years. 

To be honest, I never really dug too deep into it since I was always a proponent for converting the mortgage to a HELOC.  

There is incredible collaboration across the franchise system that can not be matched.I'm biased...but in all honesty, to those that have joined...there is very little regret.Thanks,Mike

My wife laughed at the shiny object syndrome line, I appreciate the honesty.