-Lastly, make sure your contract outlines all the possible fees you can be charged for. 

(and wasn't there less than 5 mins prior, so think she was stealing it) I put it back, give her the check and receipts and ask her to sign saying she received the check and understands the charges for cleaning, carpet damage.  

They have a tenant guarantee that if the tenants move out or are evicted before the lease is up they don't charge another placement/finding fee.

I feel like he is charging me  on the equity he thinks he has in the property and not the loan he got for it.

If they say you have to provide them a copy of the lease, then that's what you signed up for.I recommend contacting the HOA, pleading ignorance, asking forgiveness, and begging them to reduce the charges to something more reasonable.

I have tried charging a $25 late fee but this doesn't seem to phase this particular tenant , she just ignores the late fee

Hopefully you have something saved up or accessible credit elsewhere for unexpected things that come up.

My tenant wants to move in his pregnant girlfriend, what is an acceptable additional amount to charge ?

Also, in Georgia, what is the average rate charged by property managers?

My situation is unique in that my wife’s job gives us a place to live and they do not charge us rent or utilities.