(I had a NIGHTMARE of the disappearing contractor on my first unit I tried to do some work on.)D) If you do a 3.5 % down FHA loan, and you are able to, you can rent the property out after a year and then go do it again.E) If you bought right, this property could be BRRRed out and then you can take out money to buy the next one. 

For what it's worth, nail holes shouldn't be 'patches' it's a nail hole, it should be filled with caulk and touched up and they should disappear not 'patched'.

That's how police all across the United States handle any sort of landlord/tenant situation other than threats to life. 

If they aren't willing to clean up their act under threat of eviction things will only get worse.

You have to watch all the local properties yourself, see how long they sit, and when they disappear.

They have higher standards than anyone else on the street.So, you could counter any of her threats with the fact that you will file a complaint against her with the bar association.  

RCW 59.12.010Forcible entry defined.Every person is guilty of a forcible entry who either—(1) By breaking open windows, doors or other parts of a house, or by fraud, intimidation or stealth, or by any kind of violence or circumstance of terror, enters upon or into any real property; or—(2) Who, after entering peaceably upon real property, turns out by force, threats or menacing conduct the party in actual possession.

My point is all the drama and threats and possible damage before this is just a waste of energy.If the tenant flips out and demands anything, now you say, I do not have the report ready and according to the lease I have xx days to send it to you. 

Utilizing contractors who guarantee their work, not their golf buddy handyman who's not actually qualified to even screw in a light bulb and then disappears when there's problems with the repairs.

Another way to look at it, if they are not asking questions then no need to respond to a threat of suing.