I believe I can get my tenant back in her space by next week but my water intrusion issue could easily happen again if I can’t come up with a quick solution to prevent water from coming into te house.

ie New roof to prevent water damage.  

I plan on buying a new primary residence , around 600k, does it make sense to put 20% down to prevent PMI?

Having owned rental condos, I’d recommend skipping if there are any rental restrictions like a percentage allowed or requiring approval from the board because that is a big risk that can prevent you from renting the unit out based on your schedule.

REI isn't at the root of what you're talking about, but being stuck in a toxic relationship is probably going to prevent you from being successful in anything you choose to do, not just REI.

However, even that is usually limited to serious defects in the home that prevent the home from being safely lived in.

It is assumed by the state that any rental larger than a 1 bedroom will fall into this category at some point because of the anti-discrimination laws that prevent landlords from refusing a family because they have a child.

In fact, immediately after the tenant is directed to "provide" the declaration to their landlord, it states "Unless the CDC order is extended, changed, or ended, the order prevents you from being evicted or removed from where you are livingthrough December 31, 2020." 

Yes I have a contract and yes I should get my EMD back but what is preventing them from selling it now that the value has increased dramatically.

I think the secret to preventing a horror story is to have a pay schedule agreed to beforehand.