The issue is tenant damage.

Now our clients have difficulty getting new tenants, major damage if they are vacant and all the other things that happen when an area is slowly de-gentrifying.If you buy into a marginal area now, as an out of state investor, you are signing up to possibly declining values and more and more problems if the area continues to decline.I was told when I started investing in Memphis that as the population grows the higher demographic keeps moving East leaving the poor folks behind.

The 45-day delinquency pushed now to 60-days and his maintenance of the units began to slip when his AC overflow backed up and damaged drywall and carpet.  

@Jason Cunningham , I would personally not rent a property without a refrigerator - they are difficult to install and the damage possibilities are not worth not providing one.

Since the old boyfriend is moving out and his former girlfriend and him were on the Lease the security deposit legally belongs to both of them therefore; you should get a release from the boyfriend stating that he is aware the deposit will continue to be held until she moves out and would be returned to her provided there are no damages to the unit.

I had a violation caused by minor damage from a tenant.

Asbestos siding to reduce fires and damage and lead paint to be longer lasting:-(

If there is damage that is clearly beyond normal wear and tear (keeping in mind it has been 6.5 years) I would hold them accountable.

They do get damaged.

Sure, it causes extra damage to your building, but you could charge more rent also.