Is it because you put your wet shoes and coats in the closet after being out in the rain? 

Try thinking about being in their shoes.  

I've never been in your shoes, but I'd send the PM a letter, professionally describing and documenting all of the issues you've had, ending the contract in writing and respectfully requesting that they return my deposit by x date (make sure it's in line with what your contract says).

So, they can actually be your eyes on the condition of the property.In your shoes, if you think they are causing the problem, I'd suggest you have a pest control that must enter the unit as well as spray outside - once a month.  

Unfortunately, from my experience, if you did this, you'd then notice the new shoes she's wearing, or a fresh tattoo, or an expensive manicure, or new tires on the truck, or they'd blubber thanks without thinking like, "Oh man, you are a lifesaver.  

I think in your shoes, though, with the info you've given, that I'd probably rent to her.  

I try to donate clothes coats and shoes, sell decent furniture items so the buyer has to carry them away then bag up the rest and send it all to the dump.

I like to put myself in my potential renters shoes and once lived near a busy street and it would keep me up some nights...let alone a big freeway! 

Your options are to bite the bullet and do the renovations to get applicants who can, at least, tie their own shoes. 

I try to put myself in the tenants shoes and I hear, "If I'm 5 days late they are going to try to throw me out!