Scoured craigslist and spoke with 22 contractors plus local tile installing companies (and Home Depot) and found a guy who is doing the entire, straight lay (simple pattern) for the house for $2,300.00, around $1.92 per square foot installed.

Obviously weather patterns play into the game the big boy builders play to as well.

For example in my 1958 duplex, I replaced the 1980s laminate countertops with a new patterned laminate that evokes a mid-century design.

 If you can afford to change the ceiling tiles, try looking at some that have a pattern, like the old tin ceilings, then paint them with a copper colored paint.

But I guess my understanding was that it didn't matter if I was able to prove the intent as long as the number of properties I flipped did not suggest it was a business activity nor was there a pattern over time that it was a business activity either.I guess I assumed the same logic in terms of a stock.

If you can get access to this and see a pattern of the HOA only going after rental properties .

Getting a judgment is feasible, but collecting will be difficult.Clearly, the tenant is irresponsible just based on what you have disclosed.The pattern of behavior exhibited by the tenants leads me to believe you'll have a hard time getting any money regardless of the route you pursue.Personally, I say you negotiate with the tenant.

I have spare time quite often, but it always varies week to week based on the weather and seasonal business patterns. 

Linda D. and all others with similar thought patterns.  

Id recommend this app called "MileIQ" it detects patterns and can automatically start logging miles for you.