I know Garland fairly well.  

To cover myself, I added the following provision to my lease..."... when needed to water the grass, Tenant agrees to allow use of their paid water to maintain lawn health and appearance as needed."

Been in Florida 30 years, I know a lot of the state fairly well.

Will they give you a fair ARV?

Good thing is its fairly tenant proof.

In all fairness, real estate is fully in the 21st century, with online document signing and other tech wizardry.Still, the amount of paperwork you’ll sign, whether digitally or in hard form, from listing to close, is amazing.

But even if someone had not moved in how is this fair, to trick a tenant into moving out early?

I would rather buy a good asset with fewer units that attract better tenants then buy a fair asset with tons of units that attract difficult tenants.

If you feel that the insurance company isn't giving you a fair estimate, you should contact your insurance agent first as they are your advocate for something that may fall under a gray area. 

One way that sometimes works is to look for people in that community (could be a realtor, banker, business owner, etc.) who can give you referrals to an attorney  they've had fair dealings with.