I have also negotiated a 12 month homeowners warranty for the seller to pay for at close.

The Prospectus also includes as Exhibits, a Declaration of Condominium, Purchase and Sale Agreement, Operating Budget, Escrow Agreement, Warranty Deed, Rules and Regulations and Frequently Asked Questions and Answers Sheet.Florida Statute 718.104 governs the creation of condos and F.S 718.616 has additional requirements for the conversion of existing occupied improvements to a condominium. 

what does he offer as a warranty on his work and the parts used? 

Things happen and I’m not in the TV warranty business.

Generally, it will cover basic repairs of the mechanical systems.The big problem is that coverage claims can be denied if the warranty company determines that the item was installed improperly, has sustained damage beyond normal wear and tear, if there are code violations with the item, etc.So, for an REO, definitely don't expect any big stuff to be covered, and also expect that some little stuff may be refused if the warranty company determines that the installation or maintenance wasn't proper during the useful life of the item.

They are often working through their home warranty.

I have found that every type of tool has been refined and perfected by one company more than the others: Jig Saw= BoschReciprocating Saw= Milwaukee SawzallCircular Saw= Skilsaw worm drive (or Dewalt if you don't like worm drives, Makita also makes a nice worm but the Skilsaw version is more classic)Drill and Impact Driver set= Makita (3 yr. battery warranty) or Ridgid (not great quality but lifetime warranty on batteries)  Multitool= If it's not Fein, say "nein"Router= Porter CableHammer drill/chorded drill= Bosch BulldogPalm sander= MakitaAngle Grinder= BoschMiter/Chop saw= Dewalt, Makita, Hitachi, Bosch, all good.Table saw (portable)= Bosch, Dewalt, Delta, Skil worm drive, or SawStop if you want to avoid having to buy those 3, 2 or 1-fingered gloves. 

I add provision of tenant paying the co-pay for home warranty, but can deduct on next months pay.

They didn't provide you with a warranty on the water meter, did they?  

I will re deed it to the NY LLC later, for now i just want to get the tenant evicted..thxFirst of all, avoid quit claim but use warranty deed instead to avoid loosing your title insurance.Second, if your lease agreement with your tenant was between him and your LLC, then your LLC is the one needing to evict unless you can have him sign the amendment to the lease changing the landlord.