@Steven Gesis this may be too out of the box, but solar panels, composting, expanding recycling centers.Depending on market, millennials are much more environmentally conscious.

You will get complaints from your rentals about the local element and there is not much you can do. 

Since your main concern is your appliances, are the other interior elements (flooring, kitchen cabinets and counters, etc) covered by the HOA then?

Contacted the property manager because bylaws state damage from a common element (the roof in this case) makes the HOA responsible for repair.

You can make your inspection contingency languate much more palatable however, by phrasing it like this:Version 1 for new investors - Buyer agrees to limit their inspection repair requests to major electrical, plumbing, foundation, structural, and environmental issues.Version 2 for savvy investors - Buyer agrees to limit their inspection repair requests to catastrophic electrical, plumbing, foundation, structural, and environmental issues.Both versions give you leeway to define what is "major" or "catastrophic" so you always have an out, but it also shows the seller that you aren't going to tic-tack them with cosmetic repair requests.No realtor should EVER suggest you waive inspection, even if it were a good idea.

The lender is one of the most important elements of your team, and these questions are very basic.

Should I also inquire about authorized payment of an environmental/asbestos test to the exterior of the residence and ask if asbestos was disturbed and request a copy of the report, if a test was even conducted? 

Industrial you have to heavily assess the type of business operating their and worst case scenario for environmental contamination.The larger national type tenants like Amazon most want custom new builds with high ceilings and tons of bell and whistles.

Any balances due, tenants with late payments still dueIdentify any existing evictions in progressCertificate of Occupancy from the City of LA9a Property Report Natural Hazards Disclosure Statement Copies of all current insurance policies and insurance company contact infoLoss run from the insurance carrier (my insurance broker requires this from seller)Copies of ad valorem tax statements covering the Property for the last twelve (12) months, if anyCopies of electric bills for last 12 monthsCopies of gas bills for last 12 monthsCopies of water and sewer bill for the last 12 monthsCopies of trash bills for the last 12 monthsCopies of any vendor service contracts (common ones include landscaping, interior cleaning, laundry, fire alarm monitoring, and pest control) Copies of any environmental studies affecting the property, if any.A list of anything that will not convey with property (common items include laundry machines and appliances owned by seller)Copy of current management agreementCopies of all existing surveys of the Property, if any.Copies of all warranties for appliances, equipment, utilities, roof, paving, pool, etc., if any.Copies of the last three years’ profit and loss statementsList of all capital expenditures in the last 3 yearsDate of systems updates, if known (plumbing, electric, roof, HVAC) Preliminary Title ReportCopies of the most recent title insurance policies, if any.

Are you loan fees included in that amount...or perhaps 3rd party things like survey, environmental, etc....As for an inspector, you might see about finding a SS builder to do the inspection.