Being my first deal, I really wanted to sweeten the pot to get him on board with the investment.

Welcome to BP.Are you implying that some people bypass probate voluntarily?

Dumb pot dealing tenant!

I checked w/clerk of courts and found that in 8/11 the bank voluntarily dismissed the foreclosure action and did not pursue a $136,000 judgment to which the court ruled they were entitled.

Assuming that the W/D was in the unit when tenant signed the lease, I would:1) Apologize for the inconvenience and show them the HOA guidelines.2) Voluntarily reduce rent by an amount that you determine seems reasonable based upon what the coin-op machines are charging (some are several dollars per load, so could be in the range of $25-$100/month rent depending on the condo size and what the coin op charges.

You have to sweeten the pot to the tenants to get them to consider this otherwise they will stick to the original layout of the lease and renewals.

I plan to stir the pot quite a bit with my panel for both Title II reasonableness and Title III.

I believe that I would like to attempt to get my hand in the pot, in one way or another.

I am very curious as to know how they react to heat, like if somebody put a hot tea pot or frying pan down on the counter. 

At this juncture, I would have her put in writing that she voluntarily vacated the unit, on behalf of all tenants named on the lease, and returned the keys and possession of the unit back to you on a specific date (the date when she told you she left the key under the mat).