Possibly using a professional third party vendor for the pre-inspection is a great idea, give a copy to the owner and tenantExcessive holes in walls Broken tiles or fixtures in the propertyPlumbing backupsRepainting where a tenant has repainted from the original colorTears, holes, stains or burn marks in carpetsMissing or damaged blindsBroken windows and window screensBroken doors and locksBroken or damaged appliancesExcessively DirtyPest control if you see Bugs and or fleasJunk or trash left behindPast Due rentFees incurred from fines from the association due to the tenants conduct or lack thereofWater damage to hardwood floorsMissing outlet coversRemotes for garage or gate if not returnedRekey of locks if tenants did not return the keysUnpaid utilities, as long as they were part of the lease agreementUndoing a tenant alterationThis is a sample of things that are usually considered to be normal wear-and-tear and should not be deducted from a security deposit:Slab or plumbing leakNormal rug wear.

We use nice fixtures, antique furniture and Persian rugs everywhere.  

If they want it to look pretty, I would encourage them to purchase a throw rug.

The house is still furnished and has one large throw rug.

But you will need hard money if you have more rugged properties.  

The PM is likely aware of this and trying to brush it under the rug by trying to convince the owner to take on this tenant anyway.The tenant in this case likely also has a legitimate suit for the cost of the renter's insurance.My advice to the OP: FORGET ABOUT THE DOG. 

going south I think its still strong market at 2 hours away.Stockton area is pretty rugged in tenant base i would be cautious there.a client of mine is doing quite well in Sacramento right now.

I rented for 40 years, saved up to buy a duplex, and a couple years later, all the rules were flipped on their heads and the rug pulled out from under me.  

She sulks off saying she doesn't have to listen to me and I say OK well you will listen to the police if I have to tell her again.I am coming out the house with the remainder check and she has been in the house again as the old garage foot wiping rug is now sitting on the apartment doorstep!!!!

; check for excessive ice buildup in freezer or mold on refer gasket (if you provide); check for electrical hazards- extension cords under rugs, broken outlets, too many devices per circuit.Check for other hazards as well- loose stairs or railings, fire hazards like curtains next to the stove, or stacks and stacks of paper goods; cracked, broken, or missing window panes; uneven floor surfaces; look for signs of termites, rats, roaches, or unauthorized pets.