I rely on these people and our good relationship as opposed to the 3rd party contractors that the warranty companies send out to "fix" everything... and they WILL try to patch and fix everything and not replace it.

Typically I try not to do patch but unfortunately most tenants have some kind of pet.

It could have been a bad patch or previously damaged and then some new stress, temperature, shaking, vibration, etc could have caused it to fall.

Patch walls and replace broken screens as necessary, and fix or replace small things like cover plates for light switches and wall sockets, light fixtures, doorknobs and faucet handles.AppearanceMake the duplex as visually appealing as possible by increasing its curb appeal, the term used to describe how the residence looks from the outside.

If they put a hole in the wall and you need to patch it before you can paint it, then it makes sense to charge the tenant for the hole.You should charge the Tenant to restore the unit back to its original condition, not as punishment.

Most property owners understand that tenants can occasionally go through a rough patch with jobs, health, etc.  

Also appears to have stains on ceilings so I am assuming roof leaks - roof replacement.So new kitchen cabinets, countertops and appliances, new landscaping front and back, new bathrooms (2), new roof, paint interior, exterior, repair eaves and exterior wood facia damaged, minor stucco patches, new electrical and plumbing fixtures, new flooring (tile in kitchen and baths, carpet in bedrooms or wood vinyl), and minor misc.-  total should be around $35k to have a very nice remodel. $30k if the roof is OK.

Refinishing hard wood floors, installing hardwood in one room that had carpet, new stainless steel appliances, venting out bathroom and kitchen range hood, all new paint, new light fixtures and door knobs, lots of plaster and patch work, new fixtures in bathroom, keeping tiles in bathroom and shower but doing a super heavy cleaning, refinishing existing bathtub, new glass windows (new glass not entirely new windows), nee tiles and grout for kitchen floor, sanding and painting cabinets (nice and white) in kitchen, keeping existing countertop in kitchen (not granite but clean and looks nice, installing dishwasher....I think that covers it...SO - here is the last piece of the puzzle...the kitchen has a drop ceiling.

They said they will not do the finish work, but will patch it back up and I will have to paint it (every hole). 

Some drywall patching, painting, exterior damage fixing (mostly rotten soffits/fascia boards), and a lot of junk removal.