@jeff m did you check out the place and see if the pet is causing any damage?

We on occasion find overflowing pails when tenants vacate and evidence of previous spills that damaged the cabinets.Some owners do regularly scheduled inspections.

How often do you find tenants give you reason to withhold damage deposits?

I wanted to do as little as possible but we knew there was water damage in the flooring.

It basically has had water damage for many years that will ultimately destroy the building. 

I had a claim 6 months ago due to storm damage of a roof. 

I feel that your account is a little cloudy and you do not want to be in court with damaging evidence and stumbling at around.

What can I do to dress this exterior up without killing the budget?

In the same way that your personal rent is not applied for personal damage, pet rent is not applied for pet damage. 

Rental Agent shall use its best efforts to ensure the operation of all amenities in the Property, such as internet access, satellite or cable TV access or fireplaces as applicable.Rental Agent shall not be held responsible for such items failure to work, but will make every effort to correct any issues as reported as quickly as possible.Guest acknowledges that use of amenities such as fireplaces, lake, dock, decks, and the like may be potentially dangerous and involve potential risks if improperly used, particularly with regard to children and such use is at the Guest’s own risk.Guest shall use the Property for residential purposes only and in a careful manner to prevent any damage or loss to the Property and keep the Property in clean and sanitary condition at all times.Guest and any additional permitted guests shall refrain from loud noise (especially after 10PM) and shall not disturb, annoy, endanger, or inconvenience neighbors, nor shall Guest use the Property for any immoral, offensive or unlawful purposes, nor violate any law, association rules or ordinance, nor commit waste or nuisance on or about the Property.DEFAULTIf Guest should fail to comply with the conditions and obligations of this Agreement, Guest shall surrender the Property, remove all Guest’s property and belongings and leave the Property in good order and free of damage.No refund of any portion of the Total Rental Fee shall be made and if any legal action is necessary, the prevailing party shall be entitled to reimbursement from the other party for all costs incurred.ASSIGNMENT OR SUBLEASEGuest shall not assign or sublease the Property or permit the use of any portion of the Property by other persons who are not family members or guests of the Guest and included within the number of and as permitted occupants under this Agreement.