I'd also suggest Union City, where my wife and I owned a condo.

Any suggestions on companies that would be willing to insure without charging 30+ thousand a year??

Originally posted by @JC Wu:Account Closed Thanks for the mention.For the last 3 years we have only offered our properties to cash only investors.When you have one of the best reputations in the business, you get to choose how/who you want to sell to heheWe don't believe in leverage and suggest investors first understand the "beat" of their portfolio before using leverage to further expand it.Too many investors get sucked into low class properties with leverage that end up costing them a tonne of money.So the promised land of less work and financial freedom turns into a nightmare as now they must work harder in their 9-5 to cover the losses/mortgage on their loosing real estate portfolio.IMO it takes 2-3 years to truly understand what you can expect from a net return on investment year after year.Most turnkey providers don't give a crap who/how they sell as they just want sales and have no client criteria.Sure, we could be like many others and offer deals via financing, manipulate appraisals and supposedly sell properties for fair market value.I've been in the game long enough to see/know almost all of how it works.So for folks thinking that buying with leverage is safer, I suggest thinking again.We just don't believe in such an approach and in return only retain 10% business out of all inquiries due to our no leverage policy.Still, I don't think we will ever change because it's just a painless process for all involved.Thanks again and much success

It couldn't hurt to call a couple attorneys right away to see what they say in terms of cost and suggestions for dealing with this quickly.In terms of mitigating any legal issues with your tenant be sure you are documenting every conversation you have had with the HOA in terms of asking them to make the necessary repairs.

These are all some suggestions that may improve your current situation.

Andrew gave some good suggestions.

Hi Steve,Welcome to BP.There are several Meetups for Real Estate investors in Albuquerque.I suggest you go to Meetup.com and search.

I like and appreciate both of your suggestions!

But the rental too does have to meet the "active conduct of a trade or business" threshold, which does mean you wouldn't qualify to use section 179 if you have a rental that is managed entirely by someone else and you aren't at least overseeing it and making decisions about the management of it.I mostly disagree with the reply suggesting that you need to have an LLC to take the section 179 deduction. 

If she wants paid for canceled appointments, then I would suggest you look for a new cleaner.My policy is to keep all funds if the guests cancels within two weeks of their stay, unless I'm able to rent to someone else for the same period/rate.