In Texas we try to wait for a hail claim, but roofs don't last forever.

Be sure to add "Personal Injury coverage" to protect against Liable, wrongful entry, etc.If you have not registered the house as a two family, be sure to let the agents know that so they can make sure it is not an issue at claim time.  

For example, you buy the place and the tenant could claim the Seller allowed them to paint the walls black or that their security deposit was twice what the Seller claimed.

I have claimed income, expenses, and held all loans 100% on tax returns since my parents acquired their interest. 

Did you ever hear of getting a conventional loan and then do a quit claim deed to transfer it to the business?

After our breakup she signed a “quit claim deed” and was removed from the title, and I was going to refinance the house to get her off the mortgage.

I’m not buying any property without title insurance to protect my claim to the property.

I don't think you have enough info right now to make the claim your tenant is hiding a dog.Talk to the tenant and see what they say. 

The huge government and university job base helps prevent the slides down while the tech, medical, and other industries provide the ride up.  

They are also softly claiming they haven’t done anything wrong and May be it’s a different issue.