Then you go to closing and sign 500 pages of paper made from two dead trees....

Don't fall under the trap that because the Seller has been squeezing the expenses by not performing proper maintenance (think septic pumping, tree trimming, road maintenance, deferred capital expenses) that this Park will always have a 25% expense ratio - it should be much higher and you will be lucky to have a single year under 30%.  

There also is a large tree uprooting the storm drain and is in the easment.

lawns/shrubs/trees grow really fast here so you can't cut any corners on yard maintenance.  

-Colten Bark up a different tree. :)If you currently own real estate, you can use borrowed funds secured by that other real estate for down payment / cash to close / etc, but the payment will still be included in your DTI.

First off, I always want to provide a clean safe environment for my tenants, but, as you are experiencing, for some reason all tenants are experts in mold detection, the strength of tree limbs, and apparently basement flooding. 

Working on general fixing and cleaning, 13 trees have been removed. 

The fund invests in properties that are rented to dollar general / dollar tree stores.

Do I need to take out addt'l coverage if something like a tree fell on the garage roof and damaged his car?

or the roof leaks, or some tree roots break through your drain tiles.