Where I live mice are common as the cold weather drives them inside.

Or, what’s something you don’t hear discussed often that could help me avoid common pitfalls?

I have a full time w2 job. 

The fear of renting while out of town is common, but it's easy to overcome, especially when you have friends and a handyman.

I'm not sure I would get to cute trying to squeeze every time out of it now with a lease that might cause you issues in the future, but the scenario you describe is common and probably smart. 

I don't think the HOA can restrict what a tenant does within their own unit (the lease can), they can prevent activities in common areas.

So I get this referral from a relative about a tenant who has good credit score, no criminal history, and a good paying job.

Anyone have some good tips for wholesaling around a full time job?

The challenge is that non-government jobs are often short-lived.

Real estate is not a get rich quick scheme or something I would quit my day job for unless you are set up for it.