Now granted, the color may be harder to cover and may take more time and cost, but the judge wont let you charge the whole cost to the tenant...a portion at best.Same with holes in the walls....if we are talking nails, tacks, etc and the tenant has been there a few years, that's considered reasonable....to expect nothing is not reasonable........ if the tenant attempted to FIX the issue without your approval and made it worse, then you can ding them for the extra work.There is a big difference on what you emotionally THINK/FEEL you should be able to hold the tenant liable for and what will actually hold up if they take you to court.My eviction lawyer often tells his clients to go ahead and try and charge for that stuff.......many tenants wont put up a big enough fight to take it to court....but if they do, you will lose so be prepared to pay it out

This is a very tough piece to nail down.But once you line all three of these pieces up, now you have an investing network set-up. 

These were gaping holes, not just nail holes. 

I'm not an agent in Utah, but @Mike Palmerseems to have hit the nail on the head regarding the appraisal contingency.  8.2(a) and 8.2(b) are the clauses that 24(c) refers to.  

All staples, nails, tack strip and adhesives have to be removed.

Mud, tape, nails, sprayer tips, etc are all provided by the contractor and he knows this up front to include in his quote.  

I’d be interested in joining your squad - I’ve got the marketing and comma nailed, just need a good cleaner and a repairman.

That’s why people get a “NO” so often.The best advice I can give you or anyone is to take on this mind set and add to your problem solving tools.”if the only tool you have in your toolbox is a hammer, all your good for is nails.”PSS  please don’t take this as a rebuke.  

The longer a resident has resided in a property the more allowance or pro-rations must be given for wear and tear.Notice that normal wear and tear does not include dirt – excessive dirt is considered negligence, carelessness, accident or abuse.Wear and TearDamagesSmall nail holes caused by a mechanical fastener (nail, screw, etc) utilized to hang or secure standard pictures, frames and other items on walls.Larger holes from hanging shelving, large pictures, wall anchors, toggle bolts, flat screen television brackets or any other wall hanging that causes damage larger than small typical fastener.

If you need to park tons of money, or just want safer investments, with consistent returns, but not as much appreciation needed then all those cities named are good places but Azeez hit the nail on the head.