"The agent assured me..." or "the property manager thought" or "the inspector missed" are all famous last words. 

The selling agent and home inspector tells me it's common and he sees it in 50% home he inspect(central Florida).Questions I have are,1. 

The inspector will have a clause saying he's not responsible either.

I suspect they have a procedure to deal with this and it may actually involve having their inspector just go to the office to inspect files and determine that info themselves. 

#1 a PMC#2 an agent that knows rentals and will work together with the PMC#3 the best inspector you can find!

Then I work out an estimated rest of life (the building inspector did this as part of his report) and then I put in an estimated replacement cost. 

Form a team: Assemble a trustworthy group of experts, such as a mortgage broker, property inspector, real estate agent, and maybe even a property manager.

Appraisers and inspectors are not bound. 

The time spent meeting pest inspectors, home inspectors, roof inspectors, HVAC guys, septic inspections, any contractors for work that needs done, photographers (paid by selling agent) signs and other marketing, Omissions and Errors insurance, MLS fees, NAR/CAR fees, car insurance, gas, only to have a deal fall apart over something.

if you want to avoid visits from the inspector while having guests?