Now that our new property manager has explained they’ll have to pay rent once the issue is fixed (imminent) they are now saying they will be out in 30 days (and we would refund the damage deposit if the place is in good shape), but we have no faith they will actually vacate.Any advice on how we approach this situation?

The few I have done have been isolated area's within the home from either a roof leak not taken care of or domestic water leak not taken care of.   

These fees include things like cable, water , trash , pool, fitness center.

now if the LLc hires a plumber and he screws up the water heater and it explodes and hurts someone you didn't do a personal act so they can only go after the LLC assets. 

.- Water/ Sewer - Should be able to charge back to tenants.- Interest rate - Feds raised rates again, so might be tough to find a non owner occupied (assumed due to your location) conventional loan @ 5%.- Confirm property taxes on the county website.Feel free to PM me if you have questions. 

Water & Sewer: $0 (tenant pays in most cases right?)

Definitely have water heater/new roof/vacancy money set aside for it though. 

They certainly saw the rip in the screen, the holes in the walls during their inspection.Our lease has a clause to the effect that the tenant has inspected the property and is accepting it 'as is', EXCEPT for items that could not be observed during inspection, for example, water was off, so tenant could not see the faucet drip. 

These two houses are hard sells because they’ve had fire damage to them which we were not aware of at the time of purchasing them.

Does anyone have experience rehabbing a fire damaged property?