I'd start here before going down the rabbit hole...

If you agree to replace these items, I'd be willing to bet that they'd just assume that they can get you to replace any appliance they just don't look of. 

I'd love to know how you would present a deal like this to a capital partner where I can be $0 in the deal.

Although, if something were to come up where you couldn't live there for some reason (ie. new job or in your case, taking care of family members) you may be able to get around it.

He qualified the people, sold, originated, structured the deals, and I'd collect the paperwork needed to close them out, progressively solving bigger and bigger hiccups without the LO's help or input. 

I have the whole area mapped out per neighborhood class, if you need any help I'd be happy to connect.

I’d suggest reaching out to the county’s tax assessor office and asking them those questions.

Although the legislative history is different, it's helpful in this situation to examine that case law body.I believe the courts today would agree with and implement a functional equivalence test that examines state law, the operating/partnership agreement, and defacto treatment and actions of the member/partner. 

As a loan officer, I'd like to mention that CalHFA has a "lottery" system in place.

Plus I'd be handling the day to day as well as leasing.