I am not a lawyer, but you generally can't get negligence excused through a contract and if you try, it often gets tossed by judges as unconscionable.

Ron, 1- I assume your lease has a clause that states "any damage to the property due to the tenant's negligence

And with all these deficiencies the show a cash flow of something like $500/month that in reality likely produces negligible cash flow when including cap expense and real maintenance numbers (I actually would never purchase a unit if I was projecting only $500/month cash flow a couple years after purchase). 

probably not and trying to charge them for repairs due to their neglect is difficult to prove unless perhaps the tank is pumped upon move in with professional inspection report and then a new inspection shows negligence through behavior they were educated to not commit.

I hate that I could be considered negligent for not having a clause prohibiting business operation.  

There was one month where the gains were negligible, but mostly we have seen increases, even if they were small ones, since the down turn.

When a tree fell on my tenants car tree removal was on me, but the car I only had liability if I was negligent.

And if you have to replace the linoleum in the kitchen, consider tile; use a durable vinyl in the bathrooms; easily cleanable semi-gloss paint on the walls...To me those products improve the quality of the property, possibly allowing you to increase rents and they seem to stand the test of time (and negligent tenants). 

You are limited in that if somebody is hurt on your property and you are found to have been negligent, the LLC will not protect your other assets. 

Lessee shall make or cause to be made all incidental repairs other than those named above and shall be responsible for all repairs required due to his/her negligence or abuse without regard to total cost.