It's great to have you back on board. 

However, during an HOA board interview, I was informed by the HOA president about an impending $40,000 assessment per unit for major renovations.

So that is why I took to the message boards just to re-confirm from other who are actually in this business, that there isn't anything wrong. 

Picture it like a dart board—areas farther from the center experience increasing pressure, leading to appreciation if you plan to cherry pick any to hold onto.

@Robert MalcolmYou need to get the lender on board as they will review the hud and finding out on the HUD and not being upfront about it is not a wise decision to make

Turf approval via special meeting with the board  I can understand, but a community decision that will then charge ME?

  - if you're buying and selling in California, just know that the California Franchise Tax Board scrutinizes 1031 exchanges more than any other agency in the US, even more than the IRS. 

We provided that and he was happy to get on board with those strategies.

If you are in the City of Cincinnati, go to the historic conservation board and download some presentation packets for past projects like yours (worth the time it will take to go through them) and see which firms are doing them.Here is the site where you can look at other developers packets:https://www.cincinnati-oh.gov/planning/historic-conservation...

I don't see it happening across the board anytime soon, I would advise against delaying projects waiting for it.