So if the total lost wages and repair cost is 7k but you have a SD of 1k, then the judgment should be for 6k plus attorney fees.

I would also interview and hire an attorney that specializes in rental /landlord law so you can ask them questions. 

Hope this helps.Partner 150% OwnershipSelect ProjectAgree to Price of Offer and Other Conditions Submit Offer to BrokerAgree to Rehab Plan and Schedule Prepare Funding Opportunity Document Solicit Investors for FundingCoordinate Funding for the ProjectCoordinate Documents with Attorney for Funding Coordinate with Attorney Closing Dates and Fees Coordinate with Real Estate Broker on DetailsSecure Property Insurance and have Utilities Activated Secure Bank Account to Pay BillsPayments over $500 Require Approval of Both Owners Prepare On-Line Advertising for Property Available for Rent Upon Selection of Tenant Run Criminal and Credit Check Agree to Rent Amount and Security DepositProvide Updates to our Private Investors as to Progress of Project and Coordinate with the Bank on the RefinanceRequest Appraisal as soon as PracticalProvide Personal/Business Credit to Secure Refinance Close on Refinance Within Scheduled TimeExit StrategyPartner 2 50% OwnershipSelect ProjectsAgree to Price of Offer and Other Conditions Develop Plan for RehabDevelop Construction Schedule Develop Budget for Rehab Coordinate with Outside Contractors Initiate and Complete RehabLabor will be at cost as part of Participation to Operating Agreement Agree to Terms on Funding Conditions i.e., Interest Rate etcCoordinate Permits if Applicable with Government EntitySchedule Inspections and Remedy ComplianceSecure Certificate of Occupancy or Final Inspection Approval Both Members will Agree to Pay BillsPayments over $500 Require Approval of Both Owners Coordinate Showing Property to Prospective Tenants Select Prospective Tenants and Recommend to Member Agree to Rent Amount and Security DepositClean Up Property for TenantProvide Property Management and Maintenance Provide Personal/Business Credit to Secure Financing Exit Strategy

When a tenant doesn't pay the rent, even if it's the legal unit, if the tenant's attorney finds out I have a illegal unit rented out (the CO is for 2 but I have 3 rentals), he would demand the case be thrown out till the tenant in the illegal unit is removed.

Anyone has done it in DC without hiring an attorney?

I know checking with our attorney will be the final word, thank you for indulging me: We CANNOT charge the pet fee if they tell us it is a service dog then, correct?

Use an attorney.

And to piggy back on @Rip Rittell's comment, this coming Tuesday will be one of the best topics and speakers you could ask for pertaining to this topic because one of our top local, investor-specialized title attorneys is speaking on lease purchase, owner finance and bond for deed, which are all strategies that can be used to facilitate step 1, the "B" in BRRRR with very little to even zero of your own money down to acquire the property.

Since I had been licensed in PA for a number of years, I took the “cram course” to learn the differences, PA is a title state, NC is an attorney state, and the forms.

If I were you I would certainly have a well qualified real estate / securities attorney involved in the venture.