I have had slab leaks that we have covered.  

A/C units (3) are 17 years old, roof is 17 years old with skylights currently leaking, there is staining in some of the bedrooms that are near the bathroom showers, and the utility closets are moist and rusting.

True enough I discovered that the roof obviously had several leaks and a bunch of moisture got inside and has caused a strong hazardous presence of mold!

@David Rutledge Deferred maintenance could be as simple as ripped window screen, cracked plate covered for electrical outlets, small burns on counter tops from hot pans, sealing a small leaking pipe with duct tape, not touching-up the paint, trimming trees that overhang roofs, etc. up to maybe a little bit of bowing in the floor because some water was there at some point. 

Finally, you could create leaks.  

Even the best home inspector will not find a small leak behind a wall.  

The roof spots that need repaired have damaged the floors in some areas by water leaking in before it was patched.

The only thing I've found which could trip you up is private infrastructure, increased county taxes, and water leaks.    

For emergency repairs, have them outline what those are (burst pipe, roof leaks, broken windows or locks, fallen trees, etc.).

Water leaks, smoke, etc.