I’d consider trying to look at the types of repairs you’re getting called out to this property for and see if there’s some way you can help reduce them either through preventative maintenance or through upgrades as units turn over.

The way I would prevent that is by having a partner on the phone checking the records while I'm literally sitting at the auction to avoid that slippage. 

Unclear if the lien has expired, and if surplus funds would go to the COA According to the COA State laws i found this:Thelien is not effective 1 year after the claim of lien was recordedunless, within that time, an action to enforce the lien is commenced.The 1-year period is automatically extended for any length of timeduring which the association is prevented from filing a foreclosureaction by an automatic stay resulting from a bankruptcy petitionfiled by the parcel owner or anyother person claiming an interest in the parcel.

But the mythos around the "good deal" prevents so many first-time investors from buying at all because they're scared of looking dumb. 

1000%That said, having a CPA should never be the thing that prevents you from doing your first deal.

A subject to deal is to prevent the property to be in foreclosure not to allow the seller to foreclose to you.Use other people's money and not your own.

Japan also does not have laws preventing foreigners from purchasing property in their country. 

That cannot be prevented. 

I threw the last crowd out of my daughters home because it was a mess.I mix Fabuloso in with a chem cleaning agent we get in 5 gall pails from a local chem company as little else was working on tough stains, like red wine, dog & cat etc etc.

Arizona has a statewide law that prevents cities from not allowing STRs and restricts local municipalities from over regulating STRs....CA does not.It's true that SB1168 now allows cities to require licenses and guest checks, but at least they cannot deny them completely.Just my .02