Per Minnesota Statute §504B.161, it is the landlord’s responsibility to take care of the repairs unless there was an agreement stating otherwise that is supported by adequate consideration and set forth in a conspicuous writing. 

The is a rule which most states follow that says that any agreement for longer than one year (statute of frauds) must be put in writing to be enforceable so it cannot go on forever, but even 10 months could work a huge hardship on you. 

In MA you can only collect first month's rent, last months rent security deposit (which can not be more then a month's rent amount) and $25 (I think thats the amount by statute) key/lock deposit.

That the borrower will later claim they were, in fact, the occupant and therefore the usury statutes apply?

At this point they are trespassing.Tell your attorney source to read the statuts, this is not correct.

The short answer response (after he said (paraphrased) 'if you want to do this, find someone else because I won't do it') was that the practice would be considered "against public policy" and contrary to state statute regarding the "power of sale" provision in a deed of trust.

You may have to read several statutes and apply them to understand the method that might be suitable.

All the more reason to network with people in your area who know the state-specific statutes, Bienes.Every couple of years I'll google state apartment associations or rental sites to read their sample leases.

He said no bank will do a cash out refi on any property that is not your homestead/owner occupied due to a Texas statute TX50a6.

There should be a state statute mandated form, make sure and use that.