I seriously doubt that a state like California would mandate a disclosure that violates federal Fair Housing laws, and I have seen no specific citation to any HUD or Fair Housing regulations to the effect that "quiet" is violative of fair housing rules.

If I recall correctly (although I can't find that citation), that exemption also applies to officers of a corporation.

A citation?

Any citations for violations I receive I gift to them, as per the lease.

I don't have a citation for this, but you get the point.

mid-sized apartment building, you should be working with an experienced broker and/or attorney who should be able to advise you on what materials and {diligence} conditions should be identified in your APS.Building on what has been stated above, be sure to include the collection of estoppels from all tenants (and suppliers) and to have the clock on your diligence period start only once the Vendor has supplied the information requested of them (in the APS).Other items which we typically request as materials include: all leases and contracts; blueprints, engineering diagrams and assessments; existing environmental assessments; authorisation to pull the permit and work order / citation history on the property; finances for the past 3 years; current rent-roll along with economic vacancy (physical vacancy, concessions, evictions); list of recent CAPEx; statement of reserves (note: this should be included in the financials, but you never know).

They can tell you the citations that need to be fixed for it to be considered habitable.

If the norm for a duplex in the area is that the tenant does lawn care I would stick with that model, you could add an addendum to your lease that says XX dollars is charged if there are any citations against the property.  

Any citations for violations I receive I gift to them, as per the lease.  

The Salesmen minimizes or ignores weaknesses, emphasizes strengths, ignores data he does not like, and substitutes bad temper and clownish insults for measured & substantive responses.3)  The Salesman if often, but not always, located in NV or UT.4)  The attorney explains things in a clear manner with citations and evidence.