We'd hoped to do shed dormers, but that would require too much engineering which would eat up a lot of time and not sure HOA would approve it, so we're trying to do the max we can with what's there (minus a few walls) That is going to be another great one for VR or full time living, etc. so should sell quickly, as it's part of SHARC which has waterslides, fitness, boat launch, etc. , and is close to The Village at Sunriver, a big bonus. 

The alternative is a mound system, which you can expect will run 6 figures to install.I have heard stories of parks that make very little money, if any, because the pump truck expenses eats all the profit. 

Best being it left so clean you could eat your dinner off floor.   

Many are selling to avoid this which is creating a small pocket of increased DOM with decreased values... and buyers are willing to eat 40-60% of the fee as they can put it on their tax bill for 10 years. 

A space in a building for living, sleeping, eating or cooking.

The more I look into the credit system the more it becomes clear, it's ALL about pumping the markets, and the normies eat it right up.. 

Not foolproof and no guarantee, but a good way to try and get your cake and eat it too. 

Selling a house will eat up 8% or so of the equity in selling costs. 

There are many other factors to consider- looks like you haven't factored in Vacancy, repairs, CapEx, Property Management fees (once you move out as primary residence- unless you're willing to manage it yourself) which eats into your overall cost of Investment/ownership- from the numbers you gave it seems like you'd be at a negative cash flow if you factor all these in.

Yes, HOA has been increasing over the years and eating more of my cash flow.