Michael,Maybe you could hire two, see how they do, then give All to the one that meets your expectations, is efficient and returns phone calls

I would add to this account every month, allowing me to pull from it whenever there was a large repair or capex event. 

In this manual (which I assume could be modified to provide to tenants) I include all the financing information (which you would not include for tenants) bank accounts, mortgage accounts, payment information, and mortgage payoff), a list of the contractors, what each contractor does, a list of upcoming planned or necessary repairs, and a copy of all leases associated with the property.

I feel like marking up repairs is paying twice.

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

There's not many tools in the box to repair many years of poor policy i.e.

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

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.

., repairs, management, communication with the seller).Exit strategies in case things don’t go as planned.When you do find the right partner make sure to create a joint venture agreement that outlines all of this clearly.

Told me the violation wasn't corrected in the 30 days required timeframe (yes you are correct, the repairs were done in time but they didn't come out to confirm).