I am sharing this as I think its time to keep some powder dry.

Insurance isn't cut and dry either. 

Honestly, this shouldn't be landlords problem but I'm disgusted that they are leaving you high and dry with no help.

Roof, plumbing, dry rot, HVAC all need inspection.

Differentiating increases in premiums between and investment property and a primary residence with a tenant in it seems like a trivial disparity for an insurance provider to ring you dry in the name of pet damage. 

Second incident was his guest getting into it over the washer and dry which is free to wash.

@Michael Paling"Several cracks in the drywalling" makes the hair on the back of my neck stand up!

I’m not going to put fabric ones in a rental though, because I’m afraid the fabric could get dirty from hair oil or dye and be hard to clean. 

My concern is what you echo in your post - that as interest rates rise, purchasing power decreases, liquidity dries up a bit, and values go down. 

However, I’d imagine there are a lot of pain points and frustrations that come along at many points in the process that make you pull your hair out.