Or would that just be a wash after writing off the lawn care from the profit of the rentals, but adding profit in the same amount to a different entity?

Write your contract with buyer as "Al Salous or an entity to be formed." 

Every situation could be different, but many tenants that are refusing to pay may look at the EM ending as "writing on the wall" and decide to self-evict.

They are not here to write law, they are put in place to protect consumers.

They may be understanding and simply agree to terminate the agreement, just be sure you document all of this with them in writing if they agree. 

If we can't find the HOA president, get the board resolution, he would ask the seller attorney to write into the deed that it's a rentable unit.

You wouldn't be financing the reno money, but as long as it could still appraise for $440k, you would be able to use the money saved from the lower down payment to go towards the reno.While I am definitely able apply for a convention loan, as a touring musician during COVID and one that writes off much of my income through my corporation, my tax returns leave me out of the running for a decent conventional loan.

I would not give anyone money until you get it in writing from all parties that everyone agrees what the deal is. 

This was not a FSBO and our realtor even reminded the buyer's realtor in writing that their client would lose the earnest money before they formally cancelled.

That's a joke of course but there way too many loan officers that don't want to write VA loans because they are harder for them to navigate.