Here are some of the responsibilities.Financial Management:Overseeing the HOA's budget and financesCollecting dues and managing delinquenciesMaintaining financial records and generating reportsCommunication and Administration:Acting as a liaison between the HOA board and residentsDisseminating information through newsletters and noticesResponding to homeowner inquiries and concernsScheduling and facilitating HOA board meetingsMaintaining the Community:Overseeing maintenance and repairs of common areasEnforcing the HOA's Covenants, Conditions, and Restrictions (CC&Rs)Managing vendors and ensuring adherence to contractsSupervising common areas like pools, gyms, and landscapingOther Responsibilities:Planning and organizing community eventsHelping to resolve disputes among residentsStaying compliant with local and state lawsThe PM doesn't go on-site is very weird, it's called Property Manager for a reason, to oversee the property. 

If you are going to engage an architect and do full plans and permits, then you will likely need to do some pretty serious analysis.

She will go from broke to financially stable in a matter of months.

My plan would be to live in it for a year and then start renting it out. 

If you plan to invest somewhere else, who is the top agent for investments in the area that could point you to a good mentor, or offer mentorship themselves?

I aim to apply my real estate knowledge to build a portfolio of rental properties, starting with single and multifamily homes and eventually expanding to apartments.Should I pursue a degree in financial planning or accounting to complement my minor?

Plan for your next property but there's no reason to rush into something so quickly.

33 years old working with a funiture retail company for the last 10 years on a W-2. My goal is to start wholesaling and put the proceeds towards fix and flips and buy and holds. Once I have a portfolio I'm happy with,...

I live in NC, I'm 41, my wife is a high W2 earner, and we don't plan on touching this money for 12-15 years. 

If the other two can qualify financially without her, that's easy - just make her an authorized resident but not financially responsible.