Also, most of my subs and GC are giving me warranties.

I took the risk on this negative cashflow due to vacancy rates being significantly lower in the area that I purchased, the cap ex % would be lower given that every appliance is new and under warranty.

@Edgar Ehrsam Formal Education is still a valid asset.

He agreed they were valid and that they had never considered them.

And most likely, when the warrant is served, they will move out and keep the rent owed as a free gift curtesy covid-19 circumstances that did not effect them.

Seller certifies it is correct and you could have an "hold back escrow agreement" holding back a certain amount of $$ in escrow after closing to protect buyer in case of false representations and warranties from seller. 

However, they won't give you a warranty on stuff they miss.If it's Feb 20 and thorough, I don't think I'd have an issue since about the only thing that might reasonably happen is tenant damages beyond normal wear-and-tear if its a clean report otherwise. 

Under the 506c, you can solicit and do not need that preexisting relationship, but must do better diligence in validating that one is an “accredited investor.”

I double checked and his license is valid until 8/30/20.

Your concern on crime rate is valid, but I will say it is highly localized.