we have just completed the renovation as she was a heavy smoker and she damaged the stove and dishwasher beyond repair.  

No real harm in it occurring now, from "damages" aspect.

Is there major damage inside from the roof leak?

If you get part way through and die they would have to finish it and it would have untold brain damage for them. 

They've attempted evey avenue to re-finance but can't get any relief without damaging their credit.  

We simply do not have the resources to deal with that kind of damage right away. 

When I did I notice that some of the repairs had already been completed: new carpeting, new paint and the holes in the ceiling from water damage had all been repaired.

Besides the regular tenant nightmare issues like tenants letting the pipes freeze due to services being disconnected for non-payment, property damages, ongoing calls about plumbing issues, and the list goes on and on and on... there are other reasons (when dealing with Section 8 tenants) that would not make it cost-effective to be an absentee landlord that doesn't bother with their tenants.There are routine inspections, repair reports, fluctuations in rent portions, and times where NHA will abate (not withhold) rent due to failed inspections.

If I hire repair work done or replace broken items I save receipts for those costs to document against my sec deposit statement.Normal wear and tear isn't their cost but extra damage isI've not been challenged in court over cleaning per hour fees. or set rate items.Yes you can hire it done to repair things they did wrong or didn't ask you to fix.

After the debacle with the last tenant (short version: wouldn't move, insisted we had an oral agreement; left behind thousands in damage) I need to add a "holding over" clause.