We are using a hard money lender with hopes of a 30%+ return when the dust settles.

Paint chips would have to be literally eaten (for example by babies or small children chewing on the wood), or breathed in (if cutting or grinding creates a kind of dust).

It seems like you are getting left a bag of tricks with the house.

However, of course, more dust settles.

Most of it is in bags, the rest have been reloaded into several years worth of shotgun shells. 

I’ve gotten a mixed bag of reviews how solid the agreement is (Florida) but it lays down the framework and numerous scenarios in case of death, disagreement, distributions etc. and spares us from paying $2,000-$3,000 to have a lawyer draft it.

I have bad experience with PMs where tenant broke multiple leases in a year and I had to fight to get concessions on the leasing fee with my PM (I have couple fantastic PMs as well so its a mixed bag).I do plan to do my own diligence in picking up the tenant.

People will use Turbotax which is fine for plugging in numbers, but they don't tell you what you can legitimately claim, so in an audit you are left holding the bag.

Some associates at home depot may recommend the "polyblend plus" (has orange coloration on the bag) because it has additive mixed in to the powder already and you don't have to buy separate liquid additive.

About 5 miles away there is a Miracle Gro dirt bagging center.