This is the first time I learned there's remediation companies that handles this type of thing.

. :) RCW 59.18.070Landlord—Failure to perform duties—Notice from tenant—Contents—Time limits for landlord's remedial action.If at any time during the tenancy the landlord fails to carry out the duties required by RCW 59.18.060 or by the rental agreement, the tenant may, in addition to pursuit of remedies otherwise provided him or her by law, deliver written notice to the person designated in *RCW 59.18.060(14), or to the person who collects the rent, which notice shall specify the premises involved, the name of the owner, if known, and the nature of the defective condition.

Try to buy a property built after 1974 so you do not have lead based paint remediation and other issues with older houses that eat all your cash flow.

If your tenant has a child under 6, you would have to test for lead, and if it's present, you would have to have it remediated within a certain time frame.

Obviously I could remedy this problem with an inspection or walk through with a GC but at this point I usually talk myself out of looking further.I take it I'm not the only one with this problem right?  

This is why the part in #4 is important, it helps ensure the 'non-contracted' party to the LC/CFD (the Mortgagee) is dealt with properly as they are not a party to the contract and they must be paid.As a potential remedy, she can go attempt to purchase the property and satisfy the Mortgagee's lien.

Not a big deal in my book and the conventional mortgage that I was going to use to fund the deal will not fund until remediation by the seller or bank, and we all know that will not happen.

A third nuisance theory is negligence,where all of the elements must be present:(1) existence of a duty, (2) breach of that duty,(3) causation in fact and proximate causation, and (4) actual damages.The courts have found different remedies for private nuisances, based on thecircumstances.

There are other remedies than to convicting some wise guy for fraud.

I would then get a prejudgment remedy attachment and lien the encumbrance free units.