He makes sure he buys for a price that more than compensates him for his time and makes a healthy profit.

Either way a healthy HOA shouldn't hesitate at all to back up the above. 

Many associations don't hold regular meetings but are financially and physically healthy.  

They're still working out some of the kinks in their reporting systems, but if you want your properties rented quickly at healthy rents and with happy tenants, they can't be beat.  

A street smart tenant will go to court, knowing they can tell a lie, and have the courts postpone the eviction process to give them more time, all the while, smiling to themselves because they have now just bought time to stay a little longer to come up with the money or move out. 

That young family with their first child will want a safe, healthy, and child-friendly environment.

I agree, they aren't motivated sellers and hoping you put a smile on their face. :)  

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Smile, laugh, get serious. 

You are responsible for maintaining safe and healthy living conditions for whomever is living in your property.