While those metrics do provide useful information, because so many people do not understand them, they tend to misuse the analysis and therefore could be led to draw incorrect conclusions from them. 

Of course all repairs that are the result of tenant negligence or misuse will be taken care of and billed back to the tenant!

CAP is one of the most misused ratios in real estate.  

Should I note this in the purchase contract or have them sign a separate addenda noting that they are fully aware that I'm an agent, but in no way are representing them, acting as an agent, or misusing my license?

Those terms have been very misused and oversold in seminars, imo.

And here's the other BP threads that are similar to this topic:http://www.biggerpockets.com/forums/56/topics/44199-pet-peaveshttp://www.biggerpockets.com/forums/25/topics/60082-most-misspelled-or-misused-words-phrases-on-bp

I'm new so please excuse and correct me if I misuse terms, thank you!

@Alex SImon The term Umbrella is misused on BP 99% of the time. 

For me that would fall under the "neglect/misuse" and I would still charge for that.

A lot of hostility towards LLC's seems to come from their misuse advised by some of the gurus.