I preferred couples rather than families due to liability and damage.

Houfy now has a damage protection plan that costs the guests $5 a night and does light identity screening through SuperHog. 

Also see what company they used to replace the damage for that issue.

Personally I would pass but if you go forward I would do a lot of research on the group you are renting to and get a very large security deposit to cover damage. 

In the event you do have to pay for the repair (although I would heavily contest this with the contractor) I think its fair to charge the tenants with an explanation that you did incur damages for the repair although you previously believed that you would not 

They offer a $10K repair fund to fix damages in addition to SD plus warranty for appliance repair etc.I have no say in whom they choose to move in, whether there are animals, limit on # of occupants etc. they reserve right to inspect property so i have no idea if they can tell me to remodel, paint etc.does this make sense i have a vacancy coming up in October (bad rental timing).

Insurance doesn't cover anything anymore and we can almost just pay for all damages with the money we spend on it! 

The guests have a credit card on file and your policy should allow you to charge for damages or excessive cleaning.

It's all in how conservative you are in your approach to underwriting your deals.Even when a Seller says they've improved the property, the tenants are still tenants and do damage to brand new improved units. 

They are very likely to respond, but keep in mind you can't get dollars from a turnip.My experience is wear and damage are higher with some S8 tenants and not at all with others, just like regular tenants.