When it comes to safety or preventing further damage to the property, we will make decisions with or without the owner's permission as that is stated in the PMA. 

My current PM didn't find them, my ex-ex-tenant did (sub-rented to them without my permission).

I would tell him that if he does work without permission again you aren't going to pay for it and then follow up with an email so you have it in writing. 

Makes her own repairs / Replacements without providing any notice or getting any permission. 

I will get permission from my HOA.

They claim it will boost property value.It might, but I feel like that is should I should have known about prior to purchase and I'm also unsure how the city can do this with out permission or paying for it.

I don't think you'll find unrestricted but I don't know the market it just sounds like an absolute word from someone that doesn't understand what zoning and entitlements are and how you get permission to build multiple dwellings on one parcel. 

For their upcoming renewal, I would like to draw up a brand-new lease and add an updated pet policy so they will know my rules if I give written permission (they have asked us to consider a dog- which current lease says no pets, but considered case-by-case). 

No matter what you put in the lease, if you know people are living in the space you have to comply with the City and Ohio landlord laws.If you are permitting mixed use, I would start with a residential lease tailored to the City of Cincinnati and add the permissions and restrictions on commercial use.

In all likelihood for this to be permissible they might want a bit more down for a lower loan to value (LTV) and the borrower will need to qualify based on both proposed payments.