Their leases are very comprehensive, things I never even thought of, such as prohibiting growing marijuana or harboring fugitives.

I know that would not be comprehensive, but I think it would give me an idea of the pros and cons.A preliminary read of the article you send makes me believe that the paint could be considered a betterment (the paint is better than initially used) or to restore (not to adapt, for sure).My other question was not to determine what is, but when it is fuzzy, how to choose to your benefit.

I would suggest you invest some time watching carefully the hours of information available on the Clint Coons Youtube channel.While there are different levels of structuring you can do for asset protection, and after having studying this field for over ten years now, this is the best comprehensive resource I have found on the net.There are some more extreme asset protection techniques with offshore entities and trust that are not really discussed in this channel, but these are often not very useful for real estate asset as a local judge in the jurisdiction where the real estate asset is located can completely ignore the offshore part and seize the local asset.

Gain a mastery level comprehension on this, and then how to convey to a tenant the options at hand to hold one accountable, what I like to call "financial herpes" because once a judgement is achieved, it will follow forever until paid. 

@Phillip NightingaleI'm not aware of a comprehensive database showing which buildings/HOAs allow rentals or not. 

It will give you the most comprehensive picture of your available options.

Or do any of you know of banks who would look at this situation more comprehensively...

I'm familiar with in-unit or "wall to wall" insurance, but should I get something more comprehensive just in case?

Some software is especially good for rental accounting and has comprehensive income and expense tracking and report generating capabilities.

Make sure you pay your comprehensive.