Unfortunately no way to use a common area with the current layout .

Kitchens can be trickier, depending on the layout.  

The core of the whole problem was not being on the same page with him and that’s my fault so we’re driving up there in a couple weeks to have a meeting with him and lay out a more structured and rigid contract and plan moving forward.

I like that you lay out the actual violations, but I think you need to lay out the actual costs to the HOA as well.

There are many exceptions to this based on the physical layouts of buildings, but that's how things tend to be.There are other regions of the country where housing is extremely expensive.

In your situation we normally do two things:1) We get the Vendors consent to allow us to try and fill the vacant units prior to Close - no effort on the Vendor's part and any new tenant will have gone through our screening.2) With any tenant we wish to keep and whose rent is significantly below market, we meet with the tenant soon after Close and layout a schedule to raise their rent to within 5% of market over 12 - 18 months.  

Just lay out the situation and explain that you are just trying to help him from making a big mistake. 

On your layout.

They may lay out the terms for repayment of rent..... 

Amazing how high hats and removing hallway headers can change the layout of a house.