Then a regular waterproof protector on top of that which can be washed regularly.  

You didn't ask for it, you don't quite understand it yet, and it appears to be more of a fee-generating setup than a tax-saving setup, and while it may wind up being a wash in the end, you'll forever be dealing with a lot of unnecessary complexity.I disagree with the recommendation to work with Anderson Advisors.

1) Standard deduction and personal exemption combined and seems like everyone is getting more... so its a wash IMHO.2) Less deductions for those who don't have a business like real estate investments.

I am looking for a solution stronger than regular mopping but short of pressure washing it.

If you are good at running a bread store, you should be able to take those same principal and apply them to running a car wash, a pet store, or any other business.

By January 2, I was asking where the rent was. He

Threw the old couches, mattresses, dressers, general trash, diapers, etc into the swimming pool, ruining the plaster, smashed all the water turn off valves under the sinks and washing machine with a hammer, tub full of **** and urine, clogged with a towel, toilet pulled from the floor, stove and oven smashed with a hammer, etc. 

But I'm confused, was he late by a few weeks or a few days?

On the laundry and other points I would start early reminding them  that laundry is for their personal use only and if you are sharing washing facilities you may need to set some rules around that. 

@Kristine - we can charge late fees starting on the 10th (5% max) as well as documented collection costs (the court usually washes those away if it comes down to eviction) and we can dictate form of payment to some extent (unless the tenant is on assistance of some some sort).Rick