Hoa is very high, off the water and maintenance is starting to increase.

I think I am almost ready to buy a condo - $270k with rental potential of $1950 and HOA+Home Insurance of $400 in decatur.

Background info: A tornado came through about a year ago and tore up the carports for a rental property of mine in Iowa (I own one unit in the 12-plex).While the carports have been rebuilt, the HOA's building insurance is coming up for annual renewal with a VERY steep price tag.

You are correct with your analysis on HOA's.

-HOA?

-- was looking at condos- crazy HOA fees there.

Your lease should cover the fact that they walked through and accepted the house - this includes the yard.also, regardless of the tree location you can take the straight line vertical and trim those branches in most locations - check with local HOA, building or code enforcement 

I think some markets, mainly the STR runners, have another 10-15% to go then the markets hit by HOA/HOI/Taxes still have a bit more correction to go for. 

HOA insurance pays for roof and parking gate etc.

While SFH area about 350k-450k (turnkey) with no HOA.