No Hoa. 

OP no spreadsheets for you.Concepts:   1.  

There will be no assessment for increase in taxes or insurance so remains at $1935.

That was an excellent non-answer to my question, Skyler. hihi :)No they are not all the same. some are only interested in dealing with conventional purchases other are as you say better at handling assignments or double closes, some are commercial specialty, etc....A investor friendly one would be, at least from my point of view, one that understands there may need to be some last minute wheeling, dealing, and adjustment made to close a deal, understand what needs to be done and do not freak out about creative deals.Maybe my understanding or thoughts are wrong but that's what I meant by investor friendlyregards :) 

You probably have a lot of friends or relatives with money to invest and an interest in real estate, but they have no clue what to do.

Seller Financing OptionsSince the seller has struggled to move the property, they may be open to creative terms:Low or No Down Payment with Seller Carryback: Offer a seller-financed deal with a low down payment and interest-only payments for a set period until renovations are complete and cash flow starts.Balloon Payment: Structure a deal where you pay interest-only for a few years and refinance or pay a lump sum at the end.Master Lease Option: Lease the property with an option to buy, using rental income to cover expenses and fund renovations.2.

When I started there was no Facebook, but now I have a personal page, business page on Facebook, website, linked In, and they all say that I help people with their real estate issues.

No I drew up my own contracts and filed the paperwork myself

Suggested to do that earlier than later, so there is no liability on a tenant who is not on the lease paper.

No.