So they often times will care much much more about the value of the property than they care about the borrower.I was able to get a hard money loan on my first flip on a house I could never afford with my almost minimum wage job at the time.

My observation so far is that the staff at the city  just want you to check the boxes, and don't really care what your use is. 

Why do you care what the environmental report says?

My opinion is ultimately the PM company should be held liable to make sure this vendor gets paid.The PM agreement states: (21) hire contractors to repair, maintain, redecorate, or alter the Property provided that Broker does not expend more than $ for any single repair, maintenance item, redecoration, or alteration without Owner’s consent; Leasing & Management Agreement concerning: (TAR-2201) 6-1-10 Initialed for Identification by: Broker/Associate and Owner , Page 3 of 11 (22) hire contractors to make emergency repairs to the Property without regard to the expense limitation in Paragraph 4A(21) that Broker determines are necessary to protect the Property or the health or safety of an ordinary tenant;3) Should/Could the vendor file a mechanics lien at this point?

Better to build your own equity through the debt pay down, enjoy the tax benefits of ownership, and garner the equity of an appreciating asset.

I'm a bit of an over thinker by nature.

I am looking to use the BRRRR methods with this so I am not looking for that high of an ROI.  

While I am having a property manager take care of the day to day, is there a nice piece of software out there that I can keep track of this and future rental properties?

No matter what market you focus in on, be very careful about who you choose to work with. 

Is the property titled in the name of an LLC?