You will find everyone has a different opinion on this subject.

The other thing to keep in mind is that in DC if you own 5 or more units you will be subject to rent control.

(I sure hope your out-of-state experience goes up from here.)BankruptcyIf the tenant files bankruptcy, the eviction process is subject to the automatic stay in the bankruptcy case, and if an eviction action has been filed, it will be dropped from the State Court’s docket to be reset if the tenant’s bankruptcy case is dismissed.When a bankruptcy case is filed, we usually negotiate a Consent Order Conditionally Terminating the Automatic Stay.

Do what is average to the subject property in that neighberhood.Always remember to do the math analysis and try to look at the property before making an offer, especially on the first ones.  

Any investment in improvements would have been capitalized as basis and thus subject to depreciation recapture.It is not an all or nothing transaction however - you can do a partial exchange, but will owe tax on the amounts not reinvested. 

Been doing my newbie research and came across an article about Offers Subject to Interior inspection.  

=============================Title Insurance Company is irrevocably committed to issue to buyer an owners title insurance policy covering the property with standard coverage customary in the state where property is located showing liability in the amount of the purchase price and showing insurable title to the property vested in buyer, subject only to the following(a) Title Insurance company standard exceptions(b) Liens for all current general and special real property taxes and assessments not yet due and payable(c) liens of supplemental taxes, if any assessed(d) any facts an accurate survey and/or a personal inspection of the property may disclose(e) the mortgage/deed of trust/deed to secure debt lien in connection with any buyer financing(f) any laws, regulations, ordinances (including but not limited to, zoning, building and environmental ) as to the use, occupancy, subdivision or improvement of the property adopted or imposed by any governmental body, or the effect of any non-compliance with or any violation thereof, including but not limited to, any disclosure an/or report required by ordinance(g) rights of existing tenants and/or occupants of the property (if any)(h) covenants, restrictions, easements and other matters that do not materially impair the value of the property or the use thereof(i) non-monetary encumbrances disclosed to buyer in writing prior to entering into this agreement (j) any other matter for which the title insurance company agrees to provide insurance at no additional cost to buyer===========================================================

One way to broach the subject of whether they are leaving is by confirming that they will be out by date X because you are advertising it and want to show it then. 

I did a little more digging for you on the subject and found this article.

Decided to revamp my subject line- the typo in the first one made me a bit crazy.