Hello- This is an interesting post since my HOA at one of our rentals in DFW mentioned  2 days ago that our Bradford Pear tree has grown a lot and they fear it could cause damage if a strong storm breaks it (we've gotten several strong storms this past month and no branches have broken). 

There is also the risk of a tenant causing damage greater than a years worth of rent and security deposit. 

I found 2 that showed major signs of roof damage.

There is a damaged floor joust under the bathtub that can be fixed with a sister joust soon.

Chances are there is no mold since the previous owner started to fix the damage but I would rather be on the safe side.

Just replied to it stating  that the seller was in breach and that I would seek damages and costs.

People can do an amazing amount of damage in a few days and the PA eveiction process will take months.So what I offer them is either assistance getting on with their lives, a rental truck, help finding an apartment, or even cash to go away.On the flip side, if you buy the house cheaply, you can offer to rent it to them, or even do a rent to own tied into credit repair. 

My partner made the point that the tenants could possibly do damage before they leave and we would like to eleveate the risk with a clause stating: "  Closing of transaction is subject to condition of property meeting acceptable conditions based on initial inspection and remaining in said condition as of day of closing.

The damage to the unit by the smokers already exists before your deal.

One of the specific items that was suggested to be included in the assignment was a clause indemnifying me from any claims/damages/expenses/liabilities that occurred prior to me purchasing the property and the leases being assigned to me.