An HML isn't going to go through that underwriting brain damage even if they could, especially when they don't need to in order to be competitive in their market.

I only charge for holes if it's clearly intentional damage or well above what would be considered normal wear and tear (like if someone punches a hole in the wall).With regard to the dog hair left all over the unit, I would charge for cleaning that. 

For a 7 day notice, they have to have not paid rent, damaged the unit, or caused a nuisance, unsafe conditions, etc. and for all except late payment, I have to have witnesses if they fight the eviction.

When did this water heater cause the damage? 

When the screen door came out of the box damaged, the contractor handled all of the returns, credits and rebills directly.  

There's no guarantee how much damage a tenant will do to your property or keep it in great shape. 

If you have recourse via your lease or state law, you can considering pursuing them for damages.

I won't get into the details, but neither situation worked out well.If you insist on doing it anyway like we did, have the discussion NOW (not after they're already renting from you) what your plan is if/when rent is ever late (or not paid at all), the property is damaged (either as a result of your family member, their guest, their pet, etc), and all the other things that go along with managing tenants/rentals. 

My tenant somehow damaged the switch so, it needs replacing. 

However it may cost me more than it is worth to sue for damages.