WA statute RCW 59.18.280 requires that Within fourteen days after the termination of the rental agreement and vacation of the premises ..... the landlord shall give a full and specific statement of the basis for retaining any of the deposit together with the payment of any refund due the tenant under the terms and conditions of the rental agreement.They left the unit in reasonable condition, but due to damages done by their small children denting the wood framing around the interior doors along with a bunch of other items needing to be fixed and/or repainted, I spend more than $1100 and sent them an itemized statement showing my costs for labor and materials, which consumed their entire deposit. 

Also pretty sure there is a period of time for which you need to retain applications and properly/securely maintain background/credit checks as they contain sensitive and personal identifying information.

@Arlen Chou Definitely, there are some tenants they want to retain.

The system depends upon ignorance.Well, if we are really going to go there, then let's do so...50% of the political population in government retains and increases it's powers by trying to convince the population of this country that they are powerless and just victims.

And, they kept the rights to the minerals under your property.Not only that, but they retained the right to come dig under your property at any time.  

I ended up opting to restore the alley access to the property and had to put in a couple of retaining walls to create two off alley parking spots, which is huge in Seattle.

She is a decent tenant and would like to retain her tenancy but just cant eat the cost of utilities this coming lease renewal.Ron

Obviously you will need to consult your local laws and probably retain an attorney since this guy has clearly stated his unwillingness to move out without much drama.   

When I bought it was even easier as I retained the existing property manager for a year or so after the purchase.

I am glad that more investors have the same mindset as myself, and I just wanted to reassure myself that I am not being to hard on my tenants as I certainly want to retain them as long as possible, but I also need to be firm and profitable.