If an HOA wanted to implement policies with regards to screening tenants, how long is their leash?

They cannot "screen" the offers.

They have and ask questions but we work together to reach the common goal.I don't work with buyers that see brokers/agents as unnecessary but they are working with them as a last resort.Now the residential licensed field compared to commercial has a much lower barrier to entry on average.

Often employed by professional tenants to mislead mom and pop landlords.For me it is a obvious red flag when screening.

She will owe rent until a new tennat moves in and will be responsible for all your costs associated with finding a new tennat....advertising, screening etc.There is absolutely no reason for you to do her any favours.

If your screening standards have a set minimum this can not be negotiable otherwise you have no standards.

One of the things I’m learning Is that in my neighborhood, I’m having to adjust everything I learned about screening  on bigger pockets.

So, screen and manage them well!!

I only disclose it after I initiate a dialogue with the prospect and they have been pre-screened for qualifying criteria. 

They meet all screening qualifications and I gave them a speech about how it has to remain two units (i.e. no knocking down of walls to make it one place, etc) but I was wondering if I should sign one lease with both units listed, or have them sign the lease twice, once for each unit of the duplex?