I drove around the properties on my own, thus eliminating much unnecessary legwork on his part. 

If you must pay electricity weigh the option of investing in solar panels, you might be able to find a grant for this.Set cap ex budgets at the beginning of the year and if possible stick to the schedule and budget to make sure you aren’t blowing all the cash flow on unnecessary upgrades. 

@Ki Lee - I am an agent and landlord in the area$437 / mo is really high for water/sewer, common area electricity and gas (washer/dryer, garage, hallway, etc)Water/Sewer should be $125 / mo and common gas electric maybe $50$75 pest control is unnecessary. 

Some of the bigger changes appear to be with the penalties that can be imposed ($100 per day fines up to $500 per day or even jail time).

I wouldn't go through HML and then refinance, that would just be a lot of unnecessary costs (unless the property is unlivable now, but that doesn't seem to be the case).You mentioned some of the DP funds need to be transferred, so do it now, and wait 60-90 days. 

All said in done over 3k worth of unnecessary work that added no value to my property.  

Is imposing a penalty for this situation allowed in Minnesota.Second issue. 

you can have them sign a brand new lease agreement, but if you are only changing the rent or simply extending your original, it is unnecessary. all you truly need from a contract point of view is an addendum to original lease, which references the original.

They did hassle me with a few unnecessary maintenence calls shortly after, but I cheerfully fixed everything and they settled down. 

But many lenders do impose this requirement.