If they decline or do not do it, either serve notice to end their lease, or modify your lease with specific language to address these things in the future. 

Any tips on how to approach people, especially seasoned Investors. what questions I should be asking, even help on body language etc.

Definitely will be updating the lease with more comprehensive language when renewal time comes around.

They speak the language and walk the walk. 

Given the language you posted abost, she may have just figured why go do it, the marriage dissolution happens anyway and it's less effort to her.

I'm an investor from Boston though so I want to work with an agent that speaks my "language" even though this isn't strictly an investment. 

The fact that the state has approved this language in the contract provides confidence to the buyer that this is ok - it's not.

I believe they have ramifications for releasing these to unrepresented parties, as well.Also, the CAR forms can unnecessarily complicate some simple off-market deals and really create strict timelines and requirements because of the hard-coded language that cannot be redacted. 

Any suggested language to use?

I even have similar language in my private loan docs.