If they are VERY professional, they will have their processes in writing as verification that it is enforced equally and fairly by their entire staff.6.

Since they have been really good renters and have at times been some home improvements themselves without asking me to reimburse,  what would be considered a reasonable and fair thing to do?

I think you can still find fairly decent SFH in solid middle class neighborhoods in Indy for close to $140k, but not much lower.

So, on the landlord policy, your Coverage D is called "loss of rents" and the policy will pay you the fair market value for rent for the shortest amount of time while the property is managed.

For my properties in Chattanooga though despite being 200$ below fair market rent for each duplex, I still cashflow after taking into account Projected Cap Ex and Management fees, about 100-150$ dollars a month.

They have more skin in the game then you do.Make sure you get clear title.

If they are VERY professional, they will have their processes in writing as verification that it is enforced equally and fairly by their entire staff.6.

I had to build some credibility and have some skin in the game, though.If I were in your shoes I'd try to find an investor to partner with who can carry the loan, and you can bring some or all of the down payment.

They do have an early termination fee, but I feel that's fair as they have placed the tenant without cost, and our goals are aligned as they prefer long-term tenant as well.    

No one cares for your property as much as you do, and getting paid for this repair will take some effort and a fair amount of luck.