Seller experienced numerous issues that prevented them from renovating and selling this home on the MLS.

My understanding is that the moratoriums just prevent you from terminating a lease early. 

I have some vacant properties in the northeast under various stages of rehab that can be vacant for extended periods of time and I want to prevent frozen pipes if the property is unattended for extended periods of times.

It has prevented me from getting a loan, but HMLs are still willing to work with me. 

If my memory serves me right - the limitation on using a VA loan will prevent more than 2 from collectively buying as a group. 

Instead, we reviewed each situation to figure out how we could prevent it from happening again.

It doesn't prevent a foreclosure or a sale, but it does prevent clear title. 

We do a preventative maintenance inspection2x per year. 

So, I'd say don't worry half as much on fancy business structures as you do on contracts, I'd rather prevent a suite than limit what I loose in one. 

I would get rid of the jetted tub so you don't end up having to do repairs to it when the tenants use product that clogs up the jets, or at the very least make sure they know that you do not warranty the jets and they'll be responsible for repairs.