I'm looking for someone who knows the ins and outs of PDX, speaks RE investment language and knows what to look for/how to find the rehab/REO/distressed properties and isn't just a door opener (no offense to those that are).Thanks in advance!

So whatever form you end up using, I would compare it to default agreement and try to find out whether it is okay for your form to lack a particular language. 

His security deposit was listed as a "non-refundable service fee" so either way not explicitly listed as a deposit but no other deposit was listed in the lease nor collected...A "special provision" was listed in the contract that the full march rents would be delivered to seller at closing but this provision was struck from the agreement but the prorated language in the lease was not so I feel I should have at least received some of the rents since he collected the rents for March and we closed as of 3/6...Either way that is not my main concern (lesson learned to vet the title co better), the bigger concern is that one of the newly renewed leases was signed and would expire a year from 2/1/17.  

what is the language i should use when shopping around if i just want a bare bones landlord policy? 

Here is the language straight from the ISO form CG-00 10We will not pay on a replacement cost basis for any loss or damage: (1) Until the lost or damaged property is actually repaired or replaced; and (2) Unless the repairs or replacement are made as soon as reasonably possible after the loss or damage.We will not pay more for loss or dam- age on a replacement cost basis than the least of (1), (2) or (3), subject to f. below: (1) The Limit of Insurance applicable to the lost or damaged property; (2) The cost to replace the lost or damaged property with other property: (a) Of comparable material and quality; and (b) Used for the same purpose; or (3) The amount actually spent that is necessary to repair or replace the lost or damaged propertyIf the insurance company will not pay until construction is finished and will not pay more than the actual amount spent there is no conceivable way to make money from getting a lower bid when you have replacement cost coverage.

@Michael PittmanWe ALWAYS include a Proof of Funds letter from our bank with every offer and language in the offer something like this.

And the attorney even had recommended late fee language to add.

Complications:- lease language contains clause that "tenant should maintain plumbing fixtures and report issues", but it doesn't say anything about preventable damage.

You could put strong language about guests, and explain that and the ramifications of disregarding it when offering the unit, but additional people in the unit is one of the hardest things to monitor.Sample language:Tenant will not sublet any part of the premises or assign this Agreement.

You may need to restructure your language on that extra $23K - it isn't a problem for you; but it could be a problem for your seller.