Of course there is a minor concern that if I push too hard, they might just buy a fake Emotional Support certificate and bring her in totally free. 

Additionally if tenant is weak you could pay smaller partial payment to tenant broker upon tenant getting certificate of occupancy and paying rent on time and then tenant rep leasing broker gets smaller payments over time as the tenant stays and pays.

But they're a government agency so the gov. could bail them out if they're in bad position.The private sector that has a relevant tie with FM is Mortgage REIT industry, this unique industry is very unique because they buy low 30YFRM from MBS and hedge it with 10 years note, as the spread grows, their book value goes down and at this position, they lost 50-60% book value.Eventually, if the rate keeps going up, the FM needs to be rescued by the government.

I recommend going lump sum and like others have stated here getting an ins certificate with your company as additional insured. 

- I would be willing to take training for some sort of certification but the cost would have to be under $1k.- Standard note / trust doc.

As soon as you've completed your education and have all the certificates, apply to the state.  

However, I have been considering getting CCIM certification.  

I am looking at tax liens first and more so the OTC certificates until I can grow.This will allow me to purchase certs. without bidding.

Could be a "lien", could be a "certificate", could be a "notice" or "declaration".

Now, the town requires a variance to grant the Certificate of Occupancy, which may not be forthcoming.