@Neil Patel Something seems off kilter given you have a vacancy issue in the Phoenix market.

For example we bought a house once that was noted we could not increase size of septic because it was within 1000’ of public water system and essentially that was my bad as not looking into further future development - but that was not a title company issue - as title was clear and that was not a deed restriction nor an easement

Assume that houses built in that period may have some lead paint.It really isn't an issue unless you are doing something unreasonable - like sanding the paint and snorting the dust.

Now if you have the cash to pay off the underlying loan at anytime if there is an issue then your risk goes down to is your buyer going to pay and if not are they going to trash it.. same issues you have with any tenant.

Maybe just put in your lease that Landlord has discretion to remove or replace the garbage disposal (and/or ice maker), that way if you have issues, you can decide whether to keep them or not.  

As a matter of fact, my family moved to that location because my wife happens to work at one of those major hospitals.The issue is we didn't have an ADU as my neighbor did.

The town the mobile home community is in has a LARGE percent of tenants vs. home owners (60/40), so I'm wondering if I'm trying to force the issue by selling on contract when the tenants really just want the freedom to rent?

Wyoming offers anonymity (if that’s important to you), lots of the same corporate protections that Delaware does, costs less, and has relatively instant registration opposed to Delaware which takes several days.I’m happy to connect with you if you’d like to discuss further. 

This is a relatively renovated house(all capex stuff replaced in 2019).

Adding a bedroom could be relatively easy in many cases.