It simply needs to be an arms length situation. 

However, he broke his arm during the move and has to get surgery. 

The yard being included is implied in the lease unless explicitly excluded.  

“May Light always surround you;Hope kindle and rebound you.May your Hurts turn to Healing;Your Heart embrace Feeling.May Wounds become Wisdom;Every Kindness a Prism.May Laughter infect you;Your Passion resurrect you.May Goodness inspireyour Deepest Desires.Through all that you Reach For,May your arms Never Tire.”Demetrius L.

I am guessing that if they were sued for an obvious attempt to skirt the law, they can say that they did not explicitly say that they don’t except section 8: they just simply stated that the building is not certified but obviously the statement is meant to have the same impact and I am wondering how such a thing can hold up in court.

I would be looking to handle the property management arm of the operations. 

The options one local bank is giving me is 2.87 for 10 years fixed then goes to 6 year arm. 20% down owner occupied.

Your PM made $10,000 in repairs/upgrades without even asking your permission in advance. explicit permission in advance, and you allowed it.

They typically are yes - you would likely be looking at a step-down PPP so for instance on a 5/1 ARM loan it would be 3%-2%-1% in the first 3 years and then the remaining 27 years will not have penalty. 

The eviction moratorium explicitly stated that lease violations nor lack of rent payment were grounds for eviction.