If you're running a large portfolio then you would have policies and procedures.

The flyer you linked is about food safety rules by the Department of Agriculture and states they only allow true service animals in food establishments.

In my opinion disclosure is always the best policy in both scenarios. 

We pay payroll taxes and workers comp, we comply with state and federal laws regarding work place safety, PTO, vacation, labor laws et al.

They also have blanket insurance coverage which is much lower then policies in Philadelphia.

However, in emergencies or cases involving health and safety, we would attempt to contact the owner first and, if unsuccessful, proceed with the repair as outlined in the contract.Regarding the hot water heater, do you know if it genuinely needed to be replaced?

Beyond the bedrock issue, soil conditions can be costly if the property has problematic soils such as too much silt, deep topsoil, or extensive wetlands.You'll also want to know what ordinances are going to affect your budget - things like tap fees, tree ordinances, storm water retention policies, etc.Bottom line is that you have to investigate ordinances, off-site conditions, and on-site conditions before you can even begin to budget your development.

We look at things like safety, unemployment, schools.

You state that you have 20% - 25% equity position for safety, but you don't based on the information you gave. 

Later on in your investing journey the safety and low management of expensive, appreciating properties will become appealing.