The type of investor you are will dictate the most important provisions to include (or eliminate).

I thought about eliminating and focusing on distressed property owners.

This will also eliminate 90% of your potential buyers.If you can not wait till the lease is up you need to find a alternate way to get rid of the tenant before you list.

For us it was worth it because we eliminated PMI and didn't owe as much. 

Looks like that eliminates most of the risk of a party.Sure, they may have some folds over during the day, but doubtful they would stay over night. 

I only use M2M and believe it is a screening tool to eliminate bad tenants.

It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Understand you can not eliminate all risk, only mitigate it.

Going from residential to industrial is pretty dramatic unless the residential use is non-conforming and the city is looking to eliminate that use.Good Luck.

A property of any kind that is in poor condition is a sign that the owner is disinterested, not engaged in the market and possibly willing to get rid of the property if you can come up with an attractive way to eliminate their problems. 

A service dog is much, much different than an emotional support animal.Tenantresourcecenter: "Landlords can only deny the service animal or emotional support animal if: the tenant is not disabled or does not have a disability-related needthe tenant fails to provide requested documentation allowed by this lawthere is undue financial or administrative burden or would fundamentally change the services providedthe specific animal “poses a direct threat to a person's health or safety” that cannot be reduced or eliminated by another accommodationthe specific animal would cause substantial physical damage to the property that can’t be reduced or eliminated by another accommodation.