In addition to summary process (eviction) cases, the courts’ jurisdiction includes small claims cases, consumer protection cases, and civil actions involving the health, safety, or welfare of the occupants or owners of residential housing, including cases with personal injury, property damage, breach of contract, and discrimination claims."

The biggest issue with holding costs outside of paying interest/taxes/etc is the opportunity cost - being able to take this money into a new project is huge and we're trying to move this and move on to the next one....I think we're right on the money currently with price - we've gone over the comps many times and feel we're slightly below the market offering a ton of value.....Do you think staging is effective on a new higher end homes?

But I'm always caulking them, and they lead to water and mold damage behind the shower surround. 

First of all you must accept that this is a business of evictions, damages, fires, tenants not paying rent, and more.

But you are in San Fran and perhaps dealing with different tenants.Perhaps start with explaining WHY the damage occurred (their failure to clean), specify that they must clean in the future, and tell them they are responsible for the bill.

After two days of walking the streets and delivering yellow letters, I realized that this was not going to be an effective strategy for me.

I can replace a damage laminate countertop for under $200 myself, while damaged granite would cost $1,000+ and need professional repair/installation.

They have also removed all of the areas that sustained water damage on the second floor as well.

(low maintenance, drought tolerant, durable, does not attract bugs, less likely to be damaged by digging, and is not easy to steal or throw!)

Read up on how to do effective marketing and how  to talk to sellers.