And - if you drive a nice car - do you have a "property car" to drive when you go to meet contractors, workers or tenants at properties?

If that's the case, you can't do any renovations until you have it professionally deleaded or it would be flagged for Unauthorized Deleading (UD) and you can get fined and the property would never be able to get a Lead Certificate, only a letter of Environmental Protection that states you did illegal work, got caught, then had to pay a professional to clean up the mess.

Our Insurer says it is illegal and that we can be sued if we do so.

I have an application from a potential tenant who had surgery and is on workers compensation for the next 8 weeks. 

Landlords can still terminate a rental agreement if the renter otherwise violates the agreement or does something illegal on the property.Moreover, HB 4401 includes funding for landlords from Oregon Housing and Community Services in order to help pay back up to 80 percent of owed rental income.

I wouldn't call it gray just because that indicates a spectrum between legal and illegal.

sure, illegal garden apartment?

Find a new lender, that counts as a multifamily property to most lenders unless it is an illegally built second unit or something like that.

In Washington state like many other states we are going back to phase 1 which is pretty much a lockdown other than essential workers.

In my experience, they won't do anything unless you push it or it's a major concern (illegal activity in the house or eviction for non-payment, for example).