Not sure how much I've been harmed, YET, though apparently I was banned and marked as a spammer back in April.  

As the owner of a property management company myself, I would be asking what portion of these repairs were tenant caused damage.

All Contractors are subject to the lender’s determination that the contractors are qualified and experienced, have all appropriate credentials required by the state, are financially able to perform the duties necessary to complete the renovation work in a timely manner, and agree to indemnify the borrower for all property losses or damages caused by its employees or subcontractors.Multiple Specialized Contractors:Ø Since this is a limited repair/renovation program, no General Contractor is required.

A bad tenant can cause way more in headache and costs. 

Thought I smelled fish, and not just cause I'm from the PNW.

You'll probably want to look into having your assets held in a living trust or some other kind of trust if wishing to avoid probate in California.As to your question about the mortgage, there's a federal law that the attorney might be referencing that generally protects transfers into a living trust from causing the need to refinance, but would need more details to discern.

Both tenants are responsible for the damage caused.

Section 8 can definitely cause extra headaches like the longer wait times to get a tenant in there, the inspections, and the incompetent CMHA office you can never get a hold of.  

Same with anyone who gets 20 experienced-backed responses to their question yet ghosts the thread. non response or proper thank yous on PM's have caused me to not do those anymore I might write one sentence but it is weird how common courtesy does not resonate  with so many people on SM or maybe just on this site..

Have the agent video everything, just in case tenant is there and causes a scene or refuses access.You will either get the work done or have a video supporting your eviction.