But following @Kim Meredith Hampton’s advice, do not countersign the lease until you actually close. 

Sounds like you are getting hit with a lender who has overlays and possibly miscommunication between the loan officer/processor to the underwriter.

The city wants to tear the property and surrounding properties down Zillow said it’s worth 38000The city offer me 13000.I could use some adviceHard to give advice with limited information, but as a general rule, the longer you wait and the further down the line their project is the more valuable your property will be to them.Zillow (and all automatic online) estimates are very unreliable, so don't base on that.

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

3) Any advice for someone starting out, especially when trying to scale a mission-driven organization like this?

Basically just venting with this post, but if anyone has any advice that would help, I'm all ears. 

Hiring a lawyer sounds expensive, but it is way cheaper than hiring a amateur (in this case yourself) who costs you money and provides no results (and then you need to hire a professional anyway).My personal philosophy is to "do it right, or do it twice" and its way cheaper to do it right once. 

Sounds like the Goodegg got out over their skis but no doubt many other sponsors did as well.

My name is Andrew Grove, I am using my dad's Bigger Pockets account to reach out for help and advice.

That sounds like a nice property.