You have stated your appropriate intent to hold here. 

To me risk mitigation is a process that comes through responsible property selection, tenant selection and day to day responsible operational management activities that are hard earned over time, rather than Rube goldberg like gimmicks/tricks cavalierly layered on top of generally passive activities regardless of appropriate fit or not.LLCs certainly have a place for certain active businesses of scale that face certain real liability risks.

But if they're not able to find appropriate comps (which I find it hard to believe lol), then you can hire an appraiser.If you want my loan officer's contact to inquire more info or to apply, please DM me.

Given the trend of populations out of city centers and into the suburbs, I prefer the near suburbs to major markets.As Levi T mentions, this thesis is appropriate in the large scale assets.  

If the tenant got hurt, I, as a juror, would wonder why you had not disclosed this fact so that your tenants could take appropriate precautions. 

When is it appropriate to ask him for a copy of the current leases?

I gave them the appropriate 60 day notice to vacate per Washington state law which is coming up in about a week.

Not appropriate for all situations, but definitely worth considering.

is it appropriate to screen them before you assume property ownership?

Irrespective of local nuances, your goal as an owner (aside from providing safe, clean and appropriately priced housing), is to pass costs to tenants...so you are correct....your tenants should be paying ALL of the utilities....even if it comes as a charge outside of rent.