section 8, welfare, disability. .........All the same mentality.

@Hanna Borowski I'm with @Josh Collins you big risk here is the HOA's financial health. 

It really is difficult because it requires a mental and business shift of paradigm.But like everything, if you put in quality work, you can get quality rewards.

Unless there is a mental issue with the 18 year old, I would think they can now execute legal contracts as an adult.

Most importantly, does any of these submarkets have any economic anchors  like state government, major universities, major health care centers, or manufacturers that are independent of the economy like military suppliers that employs most of the residents of that submarket?

Both ideas are intended to help veterans get the physical, mental, and emotional support they need to help them return to civilian life as happy and productive contributing member of society. 

In the past, tenants have cited children and elderly parents as reasons for begging off citing fears of health related issues.

I'm only nearly 5 mos in on my venture but we need to carry the following for our residential care (assisted living)  licensed for 41 beds - but we can hold 36 beds in our current configurationGeneral Liability (We buy through an independent broker - basically covers medical malpractice, any slip/falls etc)Workers CompAnd even though you arent interested - Non owned auto insurance in case staff use their own vehicles to run an errand etc, building insurance for wind/hail etc inc general property liabilityAll of this runs around $33k to 36k a year for us - thats before health insurance for us etc - Work Comp is the most expensive part of that mix.Your best bet is likely not to find the coverage by calling yourself - you'll just waste your time - find a broker that can sell you this insurance - as far as limits - some of the limits are state mandated and will be in the regulations. 

You've got your head in the right place regarding the 'people first, market second' mentality - just don't let the fact that there are some not so great people out there discourage you.

Their emotions are a result of the previous owners of the property but mentally anchored to the real estate.