They have already violated the lease by moving people in without your permission.

1) get another attorney - - negligence IMO2) rewrite the lease - - Tenant is forbidden to make alterations, improvements or additions without prior written permission.3) In addition, any such alterations, improvements or additions become the property of the Leasor, even with written permission.

The lease says that she must gain owners permission if the guest is to stay for longer than 30 days. 

YOU DO NOT NEED PERMISSION FROM THE TENANT!

Furthermore the local experts can confirm the following: (1) the use is allowed, (2) the use requirements can be protected by permitting and licensing and (3) the permissions are transferable through a sale.

Yes, you probably will need to get permission from the HOA board or a specific rule change.

You should have contacted NACA and got permission, they subordinate if you are doing subject property improvements. 

You shouldn't need mom's permission to invest.

I know from experience it will go nowhere because it's not illegal.If you were charged fees without your permission, or not permitted to be charged in your contract...then that would be illegal.

What happens when the repair company says it was an "auto-approve" repair and you say it was a "permission first" repair?