I left my job in IT years ago in order to restore and renovate the house after it was significantly water damaged from a broken pipe.

This is downside protection.2) Security Deposit: In the event of eviction, the landlord can keep the security deposit as collateral rent and damages.

(Some would say that is stupid and dumb, but I am still at my growth stage and not fearful of market drops like we are having now) Now with my added hard asset(s), I'm having a hard time trying to figure out, what would be an ideal ratio, or allocation split, between Equities (Stocks), Bonds and Physical Hard Real Estate, with Non-Traded Growth / Income REIT's?

So far, 2 have reassured us on the phone, not in writing that no lump sum will be requested at the end of the term, and that our credit will not be damaged..

If the tenants don't change that one, it could actually result in maintenance calls and/or potential damage to the HVAC system. 

Regarding ARV, I don't see any noticeable damage but assuming once under contract I will need an inspection done and then a contractor or two to price out for me?

I'm just not going to replace those things in a rental unless they're damaged, and if they're damaged then I'm charging the tenant for it.  

A security deposit is not meant to carry a tenant, it is to mitigate damage.

I suspect the economic damage will be farther down the road.

Also, expect agents to show you virtual video tours of homes, if they are occupied, so that you only physically enter homes you are serious about.