This caused it to get less traction as other homes at the same size.

Investors can say their HOA has various rules, but your sample size is going to be much too small to be meaningful.Instead, I recommend picking some listings you are interested in and researching the HOA rules and fees yourself.

As you know it is not one size fits all so it worked for their personal strategy.

Maybe some mid-sized burbs in NC or VA?

It can vary based on condition & size... but that is sort of a going rate for an average unit here.Hope some of that helps.  

Depending on the size of the loan this might be a good fit for LifeCo money.What market is this in?

For instance, knowing the income limits, family size requirements, and the types of properties that qualify can help you make more strategic decisions.

While it may not provide immediate high cash flow, it could serve as a valuable learning experience and a foundation for future investments.Remember, successful real estate investing isn't about following a one-size-fits-all approach.

Building will be 80k-200k depending on size and square footage.

Depending on the more info, one issue is the loan size - $55,000 is going to be below many (almost all) lenders minimums right now for mortgage loans on investment properties