The tank had to be inspected and cleaned as oil dries in an empty tank and clog the pipes and furnace.We had the tank auto refilled, the oil company sends me the bill, and I in turn bill the tenant.

But the values listed  look excessive to me.  

If possible, include in your welcome kit the location of a drop off laundromat (they wash, dry and fold for a fee).Make life easy for your residents, and you will be rewarded. :)

dry flys ?

I don't know any private lenders and hard money makes me nervous since I'm a buy and hold guy and the payback isn't as cut and dry as it is on a fix and flip.

You always want to make sure your bidding on 1st lien( usually the mortgage) because then "normally" any other liens are not your responsibility and fall off from your responsibility(they can make a claim on any excess proceeds from the auction sale).If your title search shows the 2nd lien being foreclosed on, well now your caught in the middle.

Spray the area with bleach, then remove the dry wall. 

Once MS dries up for me I’ll find a new market through them.

I will see if the water company has a way to put some kind of alert in place, to notify me of a future excessive water usage.

It is likely that you will end up with a policy in the Excess/Surplus Lines (Lloyds of London or similar).