And because I'm looking for a long term finance situation, I'm not looking for a loan that is going to have a really high interest rate, with hopes of refinancing later.

In your situation there is actually another factor that may work in your favor.Only the proceeds allocated to the sale of the building can be used in a 1031exchange. 

.- Tenant submitted a work order for low water pressure in 2 bathrooms- Tenant submitted a work order because the garage door doesn't close all the way and left a 2-3 inch gap at the bottom- Owner initially refused to address either work order- Owner demanding the tenants place furniture pads on each piece of furniture- Owner calling multiple times to speak through the work orders, asking when they've been scheduled, calling a couple days later requesting the invoices- Owner calling because they want to access their storage in the basement so they can remove several pieces of furniture being stored- Owner now emailing requesting multiple property inspections throughout the lease cycle- Owner questioning my experience and relative PM knowledge because I'm not following up with her in a timely manner (the following day after the work order)Keep in mind, this is 2 weeks after the tenants had moved in and the tenants are very happy in the home.This is something we see on a regular basis.

Your ultimate goal is to create a “Win-Win” Situation, for you and the seller.

DOM nationwide isn't really terribly useful; in extreme situations we will already know the national economic situation.

If a landlord plans to hold the property for a while, we always recommend an annual lease, ending to align with the summer leading lesson, or staggered with their other leases depending on the situation.  

Dealing with warranty service is a pain in any situation but when you also have to deal with a tenant on top its even worse.

We are targeting a 'house hack' situation where 50% of the units would be rentals, and above 50% would be our own 3LDK for family home...

We're often helping each other problem solve our listings or helping with specific situations that are occurring at our properties.

Basically they'll come up with reasons as to why the "guarantee" doesn't apply to your situation.