Any violation of this policy will be seen as a breach of this Agreement and Landlord will be entitled to all remedies allowable by law including eviction.f)Motor Vehicles, Parking, Garagesi)Washing vehicles on premises is permitted.ii)Repairing vehicles on premises is NOT permitted.iii)No parking on lawns.g)Waterbeds – may be permitted ONLY with express written permission of Landlord AND with written proof of renter’s insurance covering all damage that may result from waterbed.h)Painting/decorating – Painting is NOT allowed.Decorations may be hung on the walls using 3M Command strips, or small nails that require only moderate spackling to fill once the nail is removed.

You could basically charge them for materials and replace the skirting, power wash it, fix the decking ect.

In terms of your 11 properties, from what I understand, and I’m obviously still learning, it becomes a numbers game where you need to get a large number of doors to wash out vaccancies/repairs because you have enough cash flow from performing properties to mitigate the handful that are vacant or need a repair.

I'm guessing if she's eating drywall she'll need to wash it down with a paint and primer cocktail? 

Have everyone sign new leases and park rules, and hold them accountable.As far as updating some homes: A good pressure washing job can go a long way. 

In your case it's about a wash, but in reality you're gaining appreciation and mortgage pay-down in your move-to unit so you're probably coming out ahead (keeping in mind that if the previous unit goes vacant you're quite a bit in the hole so you need to have a good W2).

If the odor was in the walls and baseboard, I would wash down the walls and baseboards with a product made for eliminating animal odor.

Often I am replacing floors, or painting/pressure washing, and other misc repairs. 

Maybe a wash

I suggest you do that so you don't one day get a surprise water bill because your tenants started a car wash.