I've spent about $1,500 in average the last two years (0 this year so far) due to a termite infestation and my A/C unit was malfunctioning.

Examples: tenant has a filthy unit which leads to a perpetual infestation of roaches who take up residence in nearby units.

An undiscovered infestation of termites would be very bad. 

And there are certain places I don't like to go, like 120-degree attics or spider-infested crawl spaces that are only 12 inches high.

The first property I bought had extensive deferred maintenance, which I knew going in and budgeted for, but did not budget for the extent of what could not be seen (poor drainage causing water intrusion during heavy storms, termite infestation after I bought the property that cost $2k to treat, ongoing A/C maintenance due to older systems, etc.)Knowing what I know now, I would factor up my repair budget and expect things to come up over the first few years after purchasing a house that was vacant or poorly maintained before.

The details of the SOW and plans might be too much information vs. a disclosure which is more customary.What if the SOW includes the plans for getting rid of the rat infestation?

I'm hoping that rat infestation was on a home that had long been abandoned, but I'm afraid you are going to say that there were folks living there recently.

We wondered this last ten years when the "war zone" houses were being burned down in Ybor City and now you see that the termite infested, wooden, wrecks were burned for the insurance and new homes were built next to better ones that were rehabbed and the old Cuban cigar center took off again.

It may attract tenants with good income and credit, but then you find out they throw a lot of parties, never change the air filter, never clean the dryer lint filter, have 4 dogs (especially once they see your big fenced-in back yard), and feed black mold infestations in the bathrooms because they don't have the good sense to turn the fan on or leave the door open after showering.There are certainly worse investments. 

I check for termites, mold, asbestos, infestations, and make sure the building is structurally sound.