Hopefully you have left over paint and that is an easy thing, I wouldn't necessarily charge them for unless there are large holes in the wall. 

There is no room left for profit and I am already in the hole.

Second, do the math and tally costs both monetary and emotional....is it better to get an attorney and go thru eviction process or give her the incentive to get out.

not beginner strategies.if you have $2M in ETFs and $350K more in cash burning a hole in your pocket, buy a new build somewhere in an appreciating market and it will cash flow... because there's no debt on it.to your point, BRRRR with minimal cash flow is fine, because everything is new when you rent it out - you're replicating the new build strategy. 

Worse, if there are any more expenses or a longer vacancy, you're in the hole that year...even though you made 25% cash return on your cash investment (DP).Third, there is a right of wrong answer. 

If you find a hole in foundation plug up with steel wool and the spray foam stuff. 

An invasive inspection, with approval, is cutting the hole in the drywall if that is what is needed to get to the root of a problem.) 

There have been several high-cost damage issues and one where they are at fault and confessed to, resulting in thousands of dollars, that have put me in the hole to the point I won't make anything off of this year's lease.We live in Colorado and it's made it difficult to manage, even with paid professional services, so we are selling as soon as they can vacate.

My realtor is also having a sit down with a prospective tenant to address some concerns I heard when I called their previous landlord, mainly no smoking and holes in the walls.

So chasing money is an endless black hole.