It's the nature of the beast. 

We did not agree to liquidated damages for early termination - given the exclusive nature of the community, the extremely high commission cost, high property costs (taxes, HOA, etc) and the fact that it can take anywhere from 3 weeks to multiple months to rent it out (at high carrying costs) - we depend on stable multi year tenancy for the numbers to work out.It’s critical that when the tenants renew, they stay for another full year.

Hello friends,please excuse the perhaps ignorant nature of this scenario.

A: The ADA does not require covered entities to modify policies, practices, or procedures if it would “fundamentally alter” the nature of the goods, services, programs, or activities provided to the public.

We will be first-time landlords, so naturally, we're already feeling like we're in over our heads.

- Is this adequate? 

Without the property layout though, im unable to give an adequate solution. 

I go with the natural wood unless there is already uneven discoloration in which case I stain darker to hide the issue.As for finding reliable wood flooring guy, ask around to other investors.

My concern is the self-dealing nature of your strategy. 

The answer will come naturally to YOU as there is no right or wrong answer.