The tenant could easily claim damaged or stolen property.

My lawyer said (off the top of his head, phone call) that such a clause would not in fact get me out of my statutory obligation to mitigate damages.  

For 2 reasons:  One is that I asked for too much rent (management company gave me no assistance on that) and 2ndly, we needed to fix up the house and there were disagreements with former tenants - you see,   I had college boys in it (big mistake - don't do it), and they did alot of damage to the house - which they paid for but that's time off the market - plus the management company was terrible to deal with in renting it. 

I would like (if possible ) to replace damaged tiles w/out disturbing the rest of the floor. 

Adjustors are in the process of assessing damages.

We just purchased a fourth,  this property had fire damage so most of the repairs will be done by us.

. (-30 degree temps here but I supplement with fire wood too) If your tenant bought the fuel and moved out in July now you gotta buy it back and sell it again to a new tenant who just paid a damage deposit moving cost and rent.

Strictly from the position of redusing landlord risks regarding non payment, damage etc.For example: offensive smelling foods.

Look for damage to the i-beam, running gear (axles), etc.

I have heard of some warranty companies for landlords and some that even insure tenant damages, but I find most landlords want it, they want it unreasonably cheap, any business, is trying to make money not lose money.