Although I know in Oregon sellers disclosures etc don't alleviate the seller from liability but they do allow the buyer to back out last minute without losing their EM.. 

This will alleviate some of that preasure of vacancy due to things not working/being fixed and having accomplished the work of screening up front by putting a valued tenant in there with motivation to stay as my properties will raise the bar for the area and people will want to stay and do everything they can to do so.

Just go directly to the listing agent - the seller is obviously in a hurry and maybe the listing agent would assist in some of the fees to alleviate the pressure he/she must currently have with the existing owner I have seldom if ever used a real estate agent or broker for any of my deals.

I would like to alleviate this for my tenants without causing more work for my PM, does anyone have a similar situation, what do you do? 

If you are in an appreciation market, and you have a good cash position, it might be good to alleviate the seller of their headache, but at a substantially lower purchase price.

From what is described in your post, Checkbook control/ IRA LLC would help alleviate the pain points you mentioned. 

My understanding with the Series LLC is it alleviates the need to get a bank account for each sub-LLC and basically going through the complete process of forming a LLC.Oh, and Siddiqi's idea still works with a LLC. 

The portfolio was performing with all the tenants but one paying rent, which alleviated risk.

I think if you did, it would alleviate some of your concerns. 

If used properly, this will definitely alleviate your CPA's headache.