I tend to think it best to stay away from HOA situations.I literally ran into a buddy today who has a condo in an HOA and is going through a nightmare scenario of a roof leak that has destroyed a couple interior walls and is very costly to repair.  

Grow your war chest my friend, no one tells you about all the downsides to owning rentals, tenants leaving, tenants destroying your property, lawsuits, evictions, chasing rent, capital expenses, etc.

It helps NO ONE for them to buy a house for 70K that was worth 20K, have a ton a problems, get discouraged, the house fall into further disrepair, go vacant, and it further destroy the neighboring property values.Just tell them the truth, and manage the expectations..  

If a mark-up doesn't destroy the deal the question of what you could have gotten it for is mute.

they destroyed it on the way out.

Usually not a good idea to give tenants the task of pruning trees and shrubs, as they can destroy those in no time.

It's not like the yard is overgrown, destroyed, ect.

If a tenant destroys cabinets that are 10 years old, you would charge the depreciated value of the cabinets, not the replacement cost.

.• Not destroy, damage, or deface the premises, or allow anyone else to do so.• Not remove any part of the structure, dwelling unit, facilities, equipment, or appurtenances, or allow anyone else to do so.• Use the premises as a place to live, and use the rooms for their intended purposes.For example, the bedroom must be used as a bedroom, and not as a kitchen.94• Notify the landlord when dead bolt locks and window locks or security devices don’t operate properly.95However, a landlord may agree in writing to clean the rental unit and dispose of the trash.96If a tenant violates these requirements in some minor way, the landlord is still responsible for providing a habitable dwelling, and may be prosecuted for violating housing code standards.

However, if the building is destroyed due to a fire or storm your insurance will only pay the cost to rebuild as is and not any extra expense that results from meeting the new codes.