I also agree you should speak to the local housing office and determine what your rights are...ie what constitutes habitability in your area. 

Unfortunately, this usually translates into a valuation based upon market price (of comparable properties sold in the area); where a multi-unit would be primarily valued on cash-flow it produces.If you have one or more units which are not habitable, the appraiser may disallow (or severely discount) that space .... in the commercial world, if they are not producing cash-flow, they would have little-to-no value. 

Sure, the professional might help them play the game more strategically, but the reality is such that a lot of the folks we work with have bad financial habits and don't prioritize simply paying off debt, which are far more impactful to their score over the years than their ability to manipulate the system.

. - listing independence is vital for your longevity.

There are easier ways to make money without taking on borrowers with bad bill paying habits.

Even if I don't get this deal that could well be a vital contact for future deals. 

The Property Manager shall not cause any undue delay in refunding or accounting for the security deposit.Article 5: CARE OF MANAGED PROPERTIESThe Property Manager shall hold a high regard for the safety and health of those lawfully at a managed property and shall manage all properties in accordance with safety and habitability requirements of the local jurisdiction.STANDARDS OF PROFESSIONALISM§5-1 The Property Manager shall not manage properties for Clients who refuse, or are unable, to maintain their property in accordance with safety and habitability requirements of the local jurisdiction.§5-2 The Property Manager shall terminate management of a property if the Client does not comply with habitability requirements.Article 6: HANDLING OF FUNDSThe Property Manager shall hold all funds received on behalf of others in compliance with state law and shall not commingle the funds with personal or other business funds or use the funds for other than their intended purposes.STANDARDS OF PROFESSIONALISM§6-1 The Property Manager shall keep appropriate records and shall prepare and furnish to the Client accurate and timely financial reports relating to the Client’s rental and funds in accordance with the terms of the applicable management agreement.Article 7: AREAS OF EXPERTISEThe Property Manager must provide competent service within his or her area of expertise, and refrain from the unauthorized practice of any other profession for which he or she is not licensed or qualified.STANDARDS OF PROFESSIONALISM§7-1 The Property Manager shall perform only such services in such locations for which he or she is qualified and can reasonably be expected to perform with professional competence.§7-2 The Property Manager shall not perform and shall not represent that he or she can or will perform services outside of his or her area of expertise, particularly services that require a separate license or qualification – such as law, accounting, financial planning, construction, and/or contracting – unless the Property Manager independently possesses such license or qualification.Article 8: COMMITMENT TO FIRMThe Property Manager shall act in the best interests of his or her property management Firm.STANDARDS OF PROFESSIONALISM§8-1 The Property Manager shall not have any undisclosed conflict of interest with his or her Firm.

We also aren't sure how they'll respond to an eventual notice to evict, so this is an attempt to have things documented.By happenstance I have a mutual friend with the neighbor directly across the street from the property, and he's been able to give me insight of their less-than neighborly habits.

We buy distressed properties that need significant renovation to make them habitable and fix them to rent them out.In my niche, there is nothing that beats an all-cash offer with no contingencies.

In most jurisdictions, including mine (California) and where the OP is from (Texas), air conditioning usually isn't considered a condition of habitability.