The property when it was built in 1980 was an A property but as time, and ownership changed it has gradually gone down the scale. 

A scenario where you intented to hold but something came up like an unsolicited offer, higher expenses forcing a sale, change in demographics etc.   

The relatives are vacating. only 1 tenant wants to stay through ownership change.

For non-STR properties, last year the Honolulu mayor and city council tried to change the 30 day minimum to 90 days.  

Also, many PadSplit properties have bedrooms that are created via flex walls that wouldn't meet the definition of a bedroom in an appraisal, so many PadSplit owners may think their property is worth a certain a mount based on a bed count that's not valid. 

Purchase price: $420,000 Cash invested: $55,096 Purchased a distressed single-family home in Antioch, CA, using the BRRRR strategy to create $141,000 in equity and secure a cash-flowing rental property.

They still all use standard HUD forms though l imagine.I'm curious is it federal,state or county legislation that creates changes between HAs?

In those instances, the title doesn't change hands, thus, the Due on Sale isn't triggered.

Refinancing will change your mortgage rate, and if it’s worse than your current rate, it’s not worth it unless you’re getting a great deal.

I'm sure over time more laws will be created to force the government to give that information in a more timely manner but for now they often obstruct the public by withholding it for a time.