In 6 months they broke 3 light fixtures - I had reports their kids were spraying a garden hose from the outside of the house into the kitchen, broke a large kitchen cabinet door, broke several plastic pieces of a new higher end Fridge, fist sized hole in the wall, carpet stains and the entire house may need another repaint, damaged woodwork, scratched kitchen cabinets, stole the curtain rods, curtains my wife spent a lot of time picking out stolen, destroyed the back yard - let the weeds grow several feet tall in the flower beds etc.  

@David Smit I love your empathy for the poor, they are a part of our society that has been destroyed systematically since the 1960's.

This has destroyed consumer confidence in a way that no economic marker has factored for.

I just returned from 3 years of living in Germany,  where an even greater percentage of the population has a decent standard of living than the US---and that country was DESTROYED by the war.  

That sounds tempting, but of course I don't want to get tenants that would destroy my place and be extremely difficult to evict. 

Even if I had to replace the appliances every year I would include them, because a lot of tenants are dumber than a box of rocks and would destroy the house installing/removing appliances themselves rather than paying a qualified delivery/installation service.

You don't want them to destroy the place on their way out. 

From your lack of knowledge in Contract Law and Business Law from your question I recommend to take some private or community college classes regarding those 2 topic unless you already have done so.. or you will learn the " HARD WAY" that could mean a whole bunch of financial loss or court battles that will destroy your " Investor / Loan " plans.

Your tenant does meth and destroys the house.3.

I had a tenant in a year destroy a new carpet.