Hi BPers,Since the standard deduction is so high now at 24k for married couples, its looking like it makes more sense to do that than itemize.

If the damages cost over the amount of the security deposit, you may, (with proof of payment that the work has been done, or at least written estimates for said work) send the tenant an itemized list of charges, along with a bill for anything over the security amount, and keep the entire deposit.  

Dispute it with the credit bureau, and advise mortgage companies the item is in error and in dispute.

Some items that are hard lessons learned that I have been paying attention to as I learn about REI are as follows;Insurance can be incredibly slow to pay out (we are still displaced from our home and not able to pay for both rent and a mortgage out-of-pocket anymore)Federal programs that should be there in times of need like this may not be (FEMA won't help until the insurance claim is finished and those I know who flexed the SBA loans to help float them until insurance paid are wishing they hadn't)The timelines for repairs, availability of repairmen, and cost of materials has skyrocketed around here.Local businesses have closed because their employees left the area and there weren't enough people to keep the doors open.

I’m planning on marking up all he items that won’t work for me and seeing if I can get them changed.Eamonn I appreciate your input on the non solicitation.

Same with a low score of Employment or Rental History can be made up with good credit, no criminal history, and rent to income ratio.Also in my area, minor traffic violations are considered civil penalties and not misdemeanors for items like speeding and running a stop sign and would not be considered. 

My job isn't to make this their perfect dream house....if you start fixing every little item THEY see as a defect, the snowball will start rolling.....yes, these items appears small and easy....but it sets a precedent of fixing every small and petty item every time it comes up If you are getting "nasty emails", I would be even less willing to accommodate them...... and take the " I will gladly release you from the lease with no penalty in the next 30 days"..... otherwise STFU......

I do not have a rule of thumb for beam replacement cost, but it's usually another line item on the foundation bid.

Buildium has expense tracking but I don't really understand how to use it and I don't see how the information can be translated to the items on a sched e.

Shorter-term lease options, including month-to-month, are available, and will be charged additional monthly rent (up to 125% of long-term rental rate) and/or a non-refundable convenience fee of $300.Please review the lease agreement prior to applyingSmoking Policy: Our rentals are strictly non-smokingTenant’s guests who smoke should only smoke outdoors, at least 25 feet from any door or window and not on the propertyTenants will be fully responsible for damage caused by them or their guests during their tenancyPet Policy: If pets are allowed, pet deposit may equal up to 100% of security depositPet rent of $30 per pet (up to a maximum of $90 a month) may be appliedMaximum 3 petsBreeds not allowed by insurance include, but are not limited to: Animals with a previous bite history or vicious propensities, Dobermans, Chows, Rottweilers, Akitas, American Staffordshire Terriers (Pit Bulls), attack dogs and Wolf Hybrids, (or any mix thereof) Ostriches, Emus, Horses, Farm or Ranch animals, or any type of wild exotic animals or pets. how are you going to handle the new laws that  passed  in OR and WA that say that a few of your items you mention you cant use anymore like income criminal etc..