Landlords who incorporate a written definition of damage within their lease agreement will minimize disputes with tenants.Example: Damage includes, but is not limited to, stains on carpets, scratches on hardwood floors, damage to woodwork and walls, etc.If you charge a refundable pet deposit, you need to return it if no damage has been caused by the pet when the tenant moves out.

Currently, the tile is covered with carpet squares which are not glued down so I can easily pull those up without disturbing the tiles.

I've already told her that we turned them down because he didn't pass the background check and she jumped in immediately trying to explain what his charges for, then told me they were homeless and that we couldn't discriminate against section 8... what a mess. I

If the room has carpet, it's easier to get the spacing correct... both of these may not apply if it's your own home.

You even protected the new carpet.  

New appliances add value.New laminate floors instead of cheap carpet adds value.Full HVAC instead of crummy window unit adds value.Shower caddy,not so much.

(No structural changes)Repair rear deck and front porch to usable condition and paint apr. 250 sq ft total (remove & replace 4, 2x6x8 deck boards)Floor repair where needed near back door (attach 3 2x10x8 floor joist to existing floor joist to reinforce soft floor) install new subfloor in area of repair.Drywall repair for bathroom, closet, laundry and master bedroom areas where needed (up to 200 sq ft with knockdown texture)Skim coat areas of house with dated wood grain style texture and re-texture where needed (approximately 1200 sq ft) Install bathroom vanity, sink, hardware etc. (36" vanity)Install kitchen cabinets (8 base, 6 wall)Install appliances (dishwasher, microhood combo, electric range, fridge)Install new plugs and switches entire house (14 switches, 4 GFCI, 36 grounded tamper proof plug ins)Install all light fixtures interior and exterior (15 total)Install counter top for kitchen (white quartz slab / granite or tile 32 sq ft "never formica for our flips")Paint interior walls and ceiling one color and trim one colorInstall interior doors (pre-hung 6 panel @ 10 doors)Install interior trim base, window and door trim (approximately 1200 L/F)Install windows where broken @ 2 (24x24 bathroom window, 36x60 bedroom window)Install all flooring, carpet (500 sq ft) laminate (1,000 sq ft) sheet vinyl (100 sq ft).

In other words, you will not have to lift a finger re-painting the walls, fixing the dents and dings, cleaning the stains out of the carpet and all of the other traditional cosmetics usually done in order to sell a home.       

...if the tenant moves out, you spend about $4k to paint/repair walls and replace the carpet, but can't find a qualifying tenant within a month and decide to sell.The intention was to keep the rental property, but since you didn't get any quality prospective tenants, you decide that selling is a better option.

We priced the renovation  $15,000 (carpet/paint up to  40,000 (Updating everything) repairs depending on if the investor wants to update the house.