Hvac tech hereChange the filter, call it a day.As others said, dont expect anything from someone cutting you a check to liveIf its a furnace, the heat exchanger can crack from poor airflow (extreme cases)If its a heatpump, the indoor coil can get clogged if filter was installed improperly, or got sucked through due to high resistance.

Here is my list of tiny renovations and their approximate costs:Add automatic ice maker to the freezer ($100)Upgrade all door handles ($350)Upgrade a few light fixtures ($200)Upgrade doorbell ($30)These are not repairs in the strict sense; the freezer, door handles, light fixtures, and doorbell all work.

That seemed to be the difference maker, and he passed after failing 2 times. 

The reason for it was it had gradually started down a slippery slide and our admin was friends with so many that had simply formed a hatred of me and he was just not weeding out the trouble makers.

I don't want 100% hard and fast rules regardless because tenants are trying very hard to make rent as we are trying hard to pay mortgages.

On the other hand, if he refuses to work with you, then chances are that you will turn over the keys on the last day of the lease and he then has to make rent-ready on his own time.  

First off why not list this in the Deal Makers Forum?

On that I belong to has a Google group for deal makers who exchange contractors.  

Cameras mounted indoors definitely give you more options. 

Notice -> immediate inspection for damages/ required repairs -> immediate repairs to make rent ready -> move out (last day of month at noon) -> exit walk forms itemizing deposit deductions for repairs listed -> cleaning crew in -> new tenant moves in to ready unit (1st at noon).