Under paragraph 11, titled Maintenance, it says:“Tenant shall immediately notify Landlord, in writing, of any problem, malfunction or damage with any item on the property.

I really don't have any advice for you other than get referrals and do your research when it comes to pricing for treating/repairing water damage.

Just a question here that crossed my mind in thinking about the damage that needs to be repaired on a house I bought from the sheriffs auction.

I want a guy who is licensed, will warranty the work and carry insurance that will protect my property in case he messes up. flood burst pipe/fire/boiler blows up etc...but when hiring carpenter, painters or flooring people ...do I really care if they are insured or not. those folks will show you certificate of liability insurance ...which does not protect the guy from injuring themselves on the property. how much damage a painter can cause or flooring guy ?

If you are interested in properties here, and you need some one to physically look at the property for you and its near by, let me know.

If you outline your idea tenant then I can give you some suggestions based on what I have found.IMO, if you are worried about tenant damage then you are not renting to collectible tenants.

My question is, are there any good clauses to include in the P&S so that, if I cannot sell the contract, I can get out of it with little or no damage?

You likely have 30 days to 60 days to mail whatever check you want to her, if there isn't any damage.

If they know they have a chance to prove damages and they will attempt to collect something from someone on a contingency basis.

What a friend of mine does is measures the tank to determine the amount in the tank , after all damages are covered he will pay the old tenants for the oil , once the new tenants move in and the new tenants are billed for the oil in the tank.