But when there is a problem you are not their customer and they have very tall walls that you cannot get through.What did I learn: Until the deed is recorded there is nothing that prevents someone from recording a lien on the property against the previous owner and your owner's title policy may not (probably will not) cover it.I will use my own title company in the future.

Coming from a Sales and Customer Service Background.

I own landscaping companies, for both commercial and residential, and apartment complexes are on of my customer groupings, and I guarantee you your snow removal is NOT 0.00.The legal liabilities from one person getting injured alone isnt worth the risk, that I promise you.

Then they have a claim and its denied because the house was empty.This is your error and you're going to have to eat the loss.  

The fact the accountant assumed the worst case scenario for you, instead of Letting you know the option and risk of claiming long term cap gains would concern me.

I thought he was going about it all wrong and wanted to find some resources to back my claim, and that's how I came across this website.  

If your physical vacancy is 12.5%, your economic vacancy will be greater, perhaps even double depending on the tenant population, the neighbourhood and the rate of decline of the business.You need to understand the customer, and how the business arrived in its present state, before you can determine whether the pay-back on 50K of CapEx - not to mention the initial purchase - is sufficient.As others have posted here, it sounds like the Vendor has milked all of the equity out of the building - leaving the building with significant deferred maintenance; perhaps even obsolete.  

USAA would NOT insure this property due to our "claim history".

I just don't understand the premise of people thinking title companies, real estate agents, etc. have different ways of treating clients, customers, maybe you can explain what you mean? 

What you need to do is determine how you want to policy to react when there is a claim.What do you want the policy to do when you have a $5000 claim?