Ordinarily those tenant vacated damages would be too remote, but it sounds like they were contemplated by both parties at the time of contract.Were I in this situation I would be looking to state law to determine if the EMD is truly the extent of my potential liability as a buyer. 

And which of those is most beneficial given my situation?" 

Do you still recommend using a real estate CPA or is their tax professionals that specialize in the more simple investor situations like mine?

You'll have tenants that don't pay, damages made, and potentially other disasterous situations occur on your properties. 

The only time we will not make an offer site unseen is if we run into a situation where an owner or a realtor won't accept site unseen offers. 

I know I already mentioned this, but @Mordy Chaimovitz...If you can get by with lower cash flow and invest for the long-term generational wealth (aka appreciation) in nice neighborhoods, that is the way to go, but it's tough to get by at times -- at least it is for me.Just know everyone's situation is different, and you should do what is best for your specific circumstances!

@Chris MagistradoRefinancing could be done in certain countries and situations. 

When you invest, it is a good idea to have a 5-10 year hold horizon that you are planning for, not just looking at the immediate situation in an area. 

It's dependent on your situation. 

STRESSED!