Additionally, you can still find deals that will cash flow and hit the 1% rule and amazing appreciation potential. 

You can still easily find the 1% rule and positive cash flow and there's amazing appreciation potential.

They seem to either go one way or another, NO investors with strict HOA rules, or full force on investors. 

One thing to consider since you are a California resident investing is the compliance requirements for LLCs incorporated in California or operating as a foreign entity here - the rules here are different than most states.  

Which is very complex and costly and likely warrants professional help.Now, if it's just you and your spouse, then your 2024 tax preparation is likely relatively straightforward:- you will create a Schedule C on your personal tax return- you will NOT report any costs of purchasing the property or its rehab, not in 2024- you will report your business overhead expenses such as marketing, driving, technology etc- you will end up with a business schedule showing zero income and some expenses - not breaking the rules but potentially raising an audit flagCan you do it yourself?

Owners were charged an assessment (several thousand dollars) in 2023 to put into reserves, as per the new rules after the Surfside collapse.

When it comes to housing, the FHA rules apply in addition to those of your state/city.

Tax-Exempt Bonds: Tribes can issue tax-exempt bonds for certain types of developments, reducing financing costs.Challenges: Projects often need to be structured as joint ventures or leases with the tribe, and compliance with tribal laws and federal rules is critical.

Asking in the correct forum will get a better response.Read the RULES!

The most important rule is to have the cash flow of the new property be able to pay all its expenses, mortgage, AND the line of credit back.