Hi @Keith Newell,In the interest of full disclosure, I am not generally anti-guru, just anti-BAD guru.  

Now that said, this site is generally anti-guru.

Unless you have an anti-landlord agenda, doing a 30yr owner occupied cash out refi right now while you're living in the property would be ideal. 

There's the Lead Law that says that you cannot rent to a family with a child under 7 unless you have a lead certificate on file and there's the anti-discrimination law that says that you cannot discriminate based on family status, etc..

That's nothing new here on Bigger Pockets but I've found that most of the community here is anti-coaching and of course anti-guru.

Also make sure you have a scratch resistant FINISH, Aluminium Oxide, Ceramic bead etc.

There are a variety of reasons for this, however one of the biggest I have seen is the anti-business stance of Tucson.

Welcome to BP Ant, i suggest reading the NZ Property Investor magazine and joining your local Auckland Property Investors association. 

the majority of hoa's I've seen in JC are managed by one or many of the property's investors, so generally JC condo hoa's are investor-friendly and the good ones even re-write HOA rules to accommodate investors (or purposefully don't write-in anti-investor by-laws).

WE did the whole negotiation thing with the buyer and agreed to about a dozen items to fix including half a dozen small items like a missing light fixture globe, oven anti-tip bracket and stuff like that.