I had 2 really great offers get stolen by all cash buyers a day or so before I offered;  80's builds with value adds or above 8% caps.  

At any point before those 90 days, your tenant can easily file a dispute with their credit card provider that the card was stolen.

If there is a fire, flood, storm damage, break in, whatever, your insurance will cover repairs to the property, but won’t do anything to replace damaged or stolen tenant items.

Make SURE you get the serial #'s/model #'s from both b/c they can be stolen from you upon vacancy.

We’ve had AC units stolen, the tenants themselves stealing the appliances as they moved out; the tenants not paying for their own water and hooking up to someone else’s water with a garden hose to ‘reverse power’ their plumbing… not realizing that with their water meter removed the water was then flooding the front of their property.  

My realtor had an AC condenser stolen in the neighborhood. 

What if there are multiple break ins and tools are stolen?

Early on in our business, we had money stolen from us from two different note sellers that we were in the process of doing trades with wherein we provided the capital and they did provide the product as promised.

Say, you put $10,000 on a $50,000 house in the Midwest and you learn that you need a new roof and furnace and that the tenant has stolen all of the copper piping before vacating the property in the middle of night. 

There are a lot of ways to manage out-of-market/state properties; the PM model may not be the most efficient.in many areas air conditioners are stolen at frightening regularity..