They deny the dog had any accident or say, maybe once or twice.

Each step has to be documented or insurance loss claims can be denied.        

Also, if you attempt to buy the 2nd home under your then wife's name, you may run into a few stickler underwriters that look at the fact that you are both going to be on the same tax return, California is a community property state, you have less than 20% equity in the duplex that you just purchased under your own name having just used an FHA loan as a primary residence, and that underwriter (or several underwriters) could deny your wife's FHA loan request. 

My only concern would be that they could argue it is a faulty washer and not their abuse that caused the problem.

No I have no idea why the Service decided on these rules other than pre-empting some kind of tax payer abuse.  

If they can't.....deny.

The nice thing about newbie agents is that they typically don't have a huge clientele yet so they have time to be used and abused by investors.

Just don't abuse it.That's my long two cents.

I was lucky the insurance company covered it did 50k in damage. most of the time insurance won't cover tenant abuse as we know.If you are in the mid west deep south rust belt Detroit in C class then no way you can do these from afar you will loose your @@@SSS

Listen to ALL the podcast if you haven'tConnect with local REIACall around for a good investor friendly agent (they/we work on seller's dime hahahaha)to help your realtor:narrow your search criteria see as many home as you can, don't abuse your realtor!