The trades tenant is too exhausted to do anything for their landlord.

The Umbrella policy covers if the Liability coverage of the underlying Home, Rental Dwelling, Auto, Boat, Motorcycle, Snowmobile, policy is exhausted in a claim. 

Those partnerships are sometimes more intense / complex than an actual romantic relationship and you really need to vet your partners prior to going in on a deal. 

This is by no means an exhaustive list - it's just a suggestion to get you thinking.

To manage risk maybe your seller would owner finance for the first few years until you had the financials to get something other than an SBA loan; perhaps you could put a claw back provision in the term based on a minimum level of revenue being proven in the business; based on the appraisal of the property, could you negotiate to pay more than asked for the building to have the owner turn around and credit a large amount of the increase towards your downpayment (then use something with a fixed term)?

The real reason is they often exhaust themselves trying to work the graveyard shift (currently 12 hour time difference their from our EST) while still raising their kids, etc.

Does the shower have a fart fan and does it exhaust the air outside, not at all, or into the attic?

It is more work than an LTR.5.

Without getting too deep that's much different than an insurance contract.

I installed an exhaust fan over their stove and I know that they use it, but it’s overmatched I’m afraid.