If your tenant demands they work outside of those hours, then they have to pay the extra cost the contractor may charge for after-hours work (typically 50% more).I recommend you take control of the situation.

It is annoying but if the extra occupancy calls for it it is worth the hassle.

As far as renting garages or extra space my insurance will not allow me to rent anything to a non-resident.

I would use the standard realtor lease form in your area and then look up common extra conditions landlords are using now.

I not only paid him his finders fee but gave hime $5k extra because he had to do more work to make the sale happen than he intended and because it was a good purchase for us.  

Or they want to do something “extra” not covered by the insurance, or they want draws on their work?  

She has been trying to BORROW the funds she needs $550K to pay off the Husband and another $300K of additional funds (Totaling $850K) so that she has the EXTRA borrowed funds to be able to make 2-3 years of payments on the financing (versus raiding her retirement account).

I know here there are several extra requirements for a property to be used as an assisted living facility.

You would want to avoid a DSCR refinance right now for cash-out as those loan programs will carry prepayment penalties - refinancing post-rehab to get your equity back out of the property (based on improved value) would leave you paying an extra prepay penalty. 

So I don't know if it makes much sense to buy a rental property for about 200k-250k, just to make a few extra thousand a year (based on a 5% return).