- Do you tact on CLEANING FEES?
Many do. Just say there will be a $150 (or whatever) carpet cleaning fee unless they can provide receipts from a professional service having done a full cleaning 30 days before move out. There are many ways you can word it, but post-move out cleaning fees are quite common.
Cleaning fee should only be implemented based on the condition of the property at move out. Put it in your lease. You can deduct from the security deposit
Depends on whether or not it's legal where the property is. In CA no non-refundable fees are allowed for anything. Landlords do it all the time here, but a savvy tenant could sue and win.
If you end up without enough security deposit money to fix damage, I'd start with better tenant screening, then look at raising the security deposits.