I perhaps naively went ahead with the registration and inspection after completing purchase of the home, and wound up with a hefty repairs bill of around 3k.

A strong agent who invests can help analyze deals, run comps, get rents, help you explore multiple investing strategies, strategize offers and negotiate best prices/concessions/ repairs. 

(Foundation, etc)4) Black mold, asbestos, lead paint, other other costly repairs. 5) It need significant cosmetic repairs where the purchase price just isn't worth it. 6) They may have an odd layout of the rooms. 7) Non-compliant septic.8) Trouble with permits or tenants9) Listing agent has a poor or incorrect listing.

I feel like marking up repairs is paying twice.

I know that's not a huge cash flow, and any repairs could make me break even.

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.

I've had a lot of large repairs in the past year that just kill the cash flow.

I feel as-is, I can get around $120k after cleanup and some minor repairs.

It's what you paid, minus the value of the land, plus what you spent on long term repairs (roof, furnace, etc.

I could easily train virtual assistants to handle these payments and have an app created for encrypting sensitive data for facilitating the transactions through financial service partners from my main line of business.