He committed fraud when he installed an old hot water heater and altered the date on it. 

I usually pull minor alteration permits if the job allows, so I have less experience with permits with plans, but this is what I budget:   1 month for Arch, 1 month for the city to review. 

I'll second @Jennifer Petrillo about the Midatlantic Summit; It's a life altering event held by @Dave Van Horn.

My opinion is ultimately the PM company should be held liable to make sure this vendor gets paid.The PM agreement states: (21) hire contractors to repair, maintain, redecorate, or alter the Property provided that Broker does not expend more than $ for any single repair, maintenance item, redecoration, or alteration without Owner’s consent; Leasing & Management Agreement concerning: (TAR-2201) 6-1-10 Initialed for Identification by: Broker/Associate and Owner , Page 3 of 11 (22) hire contractors to make emergency repairs to the Property without regard to the expense limitation in Paragraph 4A(21) that Broker determines are necessary to protect the Property or the health or safety of an ordinary tenant;3) Should/Could the vendor file a mechanics lien at this point?

If the answer is yes, then Opportunity Zones both enhance the potential for your own balance sheet, and allow you to redeploy capital from other investments.The two greatest unknowns that concern me are the duration of the investment for tax free gains, and future legislative changes that can dramatically alter the policy.

Instead of splitting the land and selling off the dirt and paying off the note, I would like to keep the financing in place and let the rental cash flow, although I realize that is not possible given the asset will be altered.  

But can anyone refer an investor-friendly lawyer to look over and alter contracts?

I too was first deliberating whether an early termination would alter the original "expiration" of the lease, as per your interpretation of "expiration".HOWEVER, if this was the case, I cannot think of a scenario where the condition expressed in the halfsentence "... but not ... earlier than 60 calendar days prior to the expiration of a fixed-term lease" would come into effect.

Commercial use should not result in significant alteration to the property or one which could not be easily converted back to residential.

A lot of management firms paid attorneys to write their agreements and might not feel comfortable altering terms.