"guarantee is not waived due to any modification, amendment or alteration of the lease whatsoever". 

It is heart-breaking to watch someone you love go through such a life-altering experience.

I would have to alter the layout some.

I'm guessing that you can't charge tenants for separate oil heat and hot water if there is only one oil storage tank on site, even if I were to get separate heaters and alter the piping?

If you wait until tax time, your family will disown you :) The key thing is to ensure you are tracking everything.One you are recording everything, then find yourself an accountant who can advise you on how to tweak/alter your recording to facilitate reporting, forecasting/budgeting, taxes, etc.

Note this section in the zoning ordinance:  A pre-ordinance (built before July 8, 1957) residential building or building of mixed residential occupancy not complying with the requirements in force and applicable to the building at the time of its conversion may, if permitted by the Zoning Ordinance, be altered so as to legalize the present number of dwelling units provided such building complies with all the provisions of Chapter 13-196.

Hi Wayne-I looked up the law on this and you are correct; the foreclosure can take place in any county where the land has a partial presence.However, there are a couple other issues I am concerned about.The first is that the law firm pursuing the foreclosure altered the legal description of the unit.

After the fact, I had to hire a company to custom mold them on this particular style to match the rest of the home.  400 in extra costs because nowhere in my contract did I spell out anything like "return any alterations to previous condition." 

As we have hit a snag with the active credit issue, will this issue also alter our ability to refinance?

Putting money down to improve cash flow doesn’t alter the equation.