Even a quick visual inspection will probably reveal pet damage to other surfaces besides the floors.

The longer that you rent the property more than 1 year the better your argument.On the surface the issue seems easy, less than 1 year, ordinary income, more than 1 year capital gains, but the reality it far from that easy, as I said there are those 8 criteria.Hopefully this is academic question for you and you never have to actually have to go to the mat to defend you're position, its not a pleasant experience.

Obviously due diligence will need to be performed, but I wanted to see what some of you pros thought, on the surface:1.

Surface clean and inspect for any health / sanitation issues.3.

My present rehab has just that, but the boards are not rotted or moist, just surface "blackness" at this point.

Then learn a price per unit for the items purchased as such (kitchen cabinet = $ per linear foot; carpet or hard surface flooring = $ per square foot; replacement window = $X each).  

Heats all 4 unitsOwner pays gas for heating in all 4 units (There are 4 individual meters in the house for stoves, and 1 house meter for heat and dryer)Generates heat by creating steam that ciruclates in radiators in all unitsTenants have no control, it is regulated by a thermocouple outside the houseGet a Structural Assessment Termite Treatment Evidence of termite treatment in the past (dug out tunnels)Evidence of new tunnels, though they are likely inactive due to cold.Fire Damage in back corner of basement, everything is replaced but some joists in opposite corner so beyond surface damage (he recommended I get records of the work done)Cracks inside and outside on second floorRoof- recommends consulting a roof contractor Overall good Damage over the entry wayGet Main sewage pipes scoped.

They are necessary due to the amount of impervious surfaces associated with foundations, driveways, roads, etc. 

If you have a signed agreement with the inspector, I would bet that somewhere in that agreement is a waiver of indemnity against the inspector/company and also a statement that this is their best surface knowledge but that you should consult with engineers et al to have  concrete information.

You really need a survey to be sure you are getting what you think you are and more importantly make sure you don't have title issues that are not apparent on the surface - adverse possession and such.