the whole concept of back dating and using conversations is really a blatant form of fraud. 

If it gets to it, the threat of a complaint to real estate commission is pretty powerful in TX so maybe it’s the same in FL.

It is the #1 destination for real estate, bar none.As agents we collectively gave them that power, in the early days if the MLS was smart they would of been the zillow of today. but with all the infighting, gross duplication of efforts, protected profits and sheer shortsightedness on the MLS's part if they made a national MLS it would of been a different story and agents would have continued the monopoly [good or bad depending on your stance].

I actually ended up helping demo a bit and carrying sheetrock and supplies to the second floor. then we had a conversation about various things so it was a good experience

Assuming it is in single family zoning, a stand alone garage conversion to a separate unit likely would not be allowed.  

When a neighbor calls to complain about detached-home tenants swearing loudly, other than saying "tell me more" and letting the caller vent, any favorite phrases I could use to let them feel heard without triggering wounds or having the conversation dragging on forever? 

I heard from one of my buddies who used to work for Analog Devices that there are new systems that use cell towers instead of wifi so work even if there is a power outage - that would've come in handy for me when the power went out for our whole block and no one realized it until the next morning. 

And then to prove their power they threaten you with penalties because now your old paint has faded and is not in compliance with the approved colors, or it is peeling or whatever.The POA is controlled by folks that moved here from NY, east coast, etc, not locals and they have let their position go to their heads, plus they really like rules to control others.

Your last conversation should be pay or leave..Your last resort will be to offer cash for keys..

If their margins are 60 cents per gallon, there is a lot of negotiating power there!