Luckily there is no wood rot in the joists. 

And you should appreciate that they are bringing these things to your attention and not you walking in 6 months later to a rotted out floor because the fridge was leaking and they didn't say anything about it.

I'm worried that if they break their lease and leave, that leaves me with 3 offices to try to fill quickly, all of which are slightly more expensive than the going rate.I had a thought about offering to this tenant (who is interested in the 3 offices) to invite her to go in on the purchasing of the property, maybe inviting her to be a 10% owner, the thought being that if she has some skin in the game, she would be less likely to cut and run and leave me high and dry. 

To me those returns are roughly equal.I still have dry powder in case an opportunity arises.

The other issue with the septic systems was that the leach fields were dry after the inspector flowed water to them.

The inventory in the MLS is fairly dry for this type of property.

This Block Home located in beautiful Haines City/ Lake Hamilton City has a New Architectural Shingle Roof, New Energy Star Double Pane Windows, New AC Unit, Dry Wall, Floors, Plumbing, Electric Box, PVC Windows, Wood Kitchen Cabinets, and Stainless Steel Appliances.

Having $3MM of dry powder during a potential downturn is EXACTLY where I'd want to be, not invested in a property that is simply treading water, especially in a more expensive market.I am of course assuming a downturn, but there is no denying that even very active money (i.e. more time available to spend on adding value) is having a difficult time finding quality deals today. 

During my meeting with the contractor, he said black mold and rotting was certainly present, and that it was due to the problems with the structure.

If the house feels dry, it might be worth to investigfate further, if it feel's very damp and has been sitting for a long time chances are you are looking at a serious issue.