It just complicates everything and causes relationship problems at some point.   

Usually no thorny issues; one year term and 30 days cancellation with or w/o cause.

So more than likely you were paying points on that quote which caused it to be several thousand dollar more than what it would have been with an actual FDIC Bank. 

A single ****up will cause you to have written evidence that you promised something to a guest you cannot execute on, and grant them a refund.They already have programs that safely identify common questions and give boilerplate responses, so you can control the responses and ensure you aren't saying things you can't promise.What if a guest asks if they can do early checkin? 

Today, one of the tenants I talked to was offered to relocate to another unit in the same apartment due to similar, but worse cause, and she agreed, and the PM immediately asked the housekeeping staffs to help her move.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

You can put it in a trust... though that might cause more complications as well.

Assuming she wasn't the cause of the water damage, I think that 8 days of rent credit for 20 days of inconvenience is a very fair offer.

I have a clause in my leases that says that I charge $X for my time to arrange for repairs and that I am reimbursed when I do a repair myself for my time if it is tenant caused damage. 

Would any (such as an aggressive dog breed) cause you problems2.