If you're in that situation, ensure you follow proper procedure and proceed with that option in conjunction with your eviction process to have redundancy.

I added value to the deal by completing mid-level renovations that enhanced the property’s functionality and appeal, making it a desirable rental option in the area.

Best to do this properly and ignore the people who say not to advertise this. 

Significant changes to lease terms that impact tenantAlso, the tenant would not qualify for relocation assistance if they live outside of Portland City limits, live with their landlord, or have a week-to-week tenancy.The tenant has a "Right to quiet enjoyment" No entry is allowed for maintenance or repairs without proper 24-hour notice.

So he may consider this most of the basic functions of PM without actually being a PM (and thus not subject to regulation). 

If the score is too low, does anyone have the proper wording to tell the applicant that we can proceed further due to this?

As you say, the concept is great and true, but the proper application in practice may not be as advertised.

The process required coordination with local authorities and additional time and expense, but resolving it added long-term value and functionality to the property.

Further, you'll need to ensure you get the proper insurance, and that has been more and more difficult in recent years.

Please work this material through your professionals and seek the proper advice.