I would stay away from long term contracts and pay by the month to start if you are using a service and then after you have real world experience with it, you can sign on for a year for the discount.

You should obviously get a 5% discount if there’s not a realtor involved. 

Yes, discounting the rent for a person for their eyes and ears on the property is worth it's wait in gold- but make sure you choose the right person, not necessarily the person that talks the most! 

I believe we are building more than enough apartments and once these all come online and can't get the Class A rents they will start offering discounts, concessions, and amenities that others in B or C cant.

You’ll get an automatic 20-40% discount (tax deduction) off the rates which might make doing it yourself not worthwhile. 

I still have get enough money together to close.And the owner is selling everything so overall he probably will discount it more if someone buys everything.

If it's beyond normal, do I just charge what it costs to fix it or do I have to discount the cost for "normal wear and tear"?

I'd hire in house management and give a discounted unit. 28 units is too small for anyone to look at it, let alone an hoa company. they typically want at least 4 staff on site. 

If you sign a new lease with a one-year extension by (TEN DAYS) this amount will be discounted to $1,400.

If i purchase this HOA/COA lien i am wondering what are my options when it comes to the mortgage. i know there are 4 options for sure1) Notify the lender of the situation and payoff the mortgage2) Don't do anything, rent it out and let it get foreclosed on3) Flip the property quickly as possible before it gets foreclosed on (the mortgage will get paid off)4) Sell the property as is at a slight discount to recent comps (the mortgage will get paid off)This is the one I'm not so sure about5) Notify the lender of the situation and let me continue making the payments on the mortgage for a long term rental playmy question is, is #5 doable?