Next, go find my jogging suit and running shoes to start chasing them for the written bid.At least half the battle to just start the work is won and I am getting some exercise.

This has "nightmare" written all over it.As @Erik W. pointed out, there are more than a few things here setting off red flags.With that said, regardless of whether this guy is on the up-and-up, it doesn't sound like you're actually in a position (from an education or experience) perspective to be able to help.Unless you have some previous capital raising experience and have a warmed up investor network (or you're sitting on a boatload of cash yourself), it's going to be a real uphill battle to get this thing funded.My biggest question is: Why is this guy coming to you (an admittedly new investor with no experience) to fund his deal?

Talk to your local code office and pick your battles wisely.

Smell?

As a landlord I do believe it's important to uphold strict rules but at the same time I think it's still smart to pick your battles.

Just do a really good job of clean up and get the smells out, whatever that takes. 

He said the smells are difficult to handle.

When I came to inspect the carpet, it had smell and I thought it was from their cat.

This quest even started after having realized I have no retirement plan, and my sad 401k is probably not going to cut it.Like many, I'm having an inner battle of investing in CA or out of state (OOS).  

I m sure that they dont want the association to get into a legal battle and the costs of doing such.