I’m an eager guy ready to build something great and long-lasting.

RE your last sentence, even worse IMO are the people who lie to a landlord who does not allow animals at all.

We did 200 deals last year and this year we're average a deal per day. 

I point out that even if the building didn't need much work in the last 20 years,  many systems (roofs, water heaters, paint, windows,  and may other things) were clearly wearing out and may not last much longer and to avoid unpredictable expenses a proactive approach was necessary to start upgrading)I then followed up with individual conversations with residents which helped me to understand their finances a bit and hopefully understand their ability to pay and what assistance program(s) they may already be getting or be eligible for.   

All my deals are purchased thru brokers we've worked with over the last 10 years.

My guess (as a licensed agent with 15+ years of experience) would be that it won't be a covered loss but again that's just a guess.

You will have to be careful with some stories because times were very different over the last decade.

Most were updated in the last few years.

However, after speaking with the tenant in person last week, I emphasized the quiet hours according to the lease and also mentioned the maximum days an occupant can stay overnight.

I purchased my first long term long distance rental last year in a solid B neighborhood in Memphis with a tenant in place.