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.

If you use a locksmith to pick lock then enter, inspect to determine if evidence of use.Locksmith will not damage lock.

As for weak flooring that would have to be removed to see the condition of the floor joists which could have termite damage, rotting wood or something else going on. 

I had to remove the floor to deal with termite damage and was able to use a PVC pipe to stretch out the plastic.The suggestion about 2 lbs. closed cell polyurethane foam is good, but it will cost you several thousand dollars.

I'd say first step is do get anything with water damage completely demo'd.

Chances are judges and juries will give them the benefit of the doubt when they are crying on the witness stand about "your greed" and the "intentional emotional damage" you have caused.

Tenants that also pay a premium are less likely to do serious damage as well to the property.