.- OP has not indicated they will involve HOA even though multiple replies suggest doing so.OP asks for advice, but seems to ignore it.  

Could do I a lot less to get lower rents (for example an upgrade may be $10-$15k where a bare minimum repairs and cleaning may only be $1-2k).

My four adult children are out of the house; so, below are goals for our 11 year old and me.Read 15 minutes per day and log it.Set limit on daily electronic use.Clean up after himself (toys, push chair in, dishes, clean bedroom, clean car).He plays sports and has a few tough baseball goals that he works with me on (inside/out swing, pitching mechanics, 3B fielding). 

The government does not want you to have any day-to-day involvement in the investment.  

I would not shy away him from seeing the hard parts of RE.Main point....get him involved at a high rate.

Also Airbnb does prioritize things like looser cancellation policies, instant book, in line with market cleaning fees, etc.

This helps immensely to get sheets and towels clean.

Although my spare time to complete such projects follows seasonal work highs and lows, it would be smart for any type deal I consider to involve adding value myself to the property.With at least 100k (possibly up to 140k) of equity in our home, I have done a fair amount of research in HELOCs and refi.

Only one of these methods involves "saving" money, and most BP users don't pay enough attention to it. 

Hey Randy, I'm glad to connect and discuss potential ways to get involved and learn about real estate investing through flipping.