In other words, if he stays clean (from pot), no problem.

The homes we are looking at, well we haven't been inside, but fingers crossed we hit a pot of gold and they aren't quite as bad as they look from the outside.:)Thanks @Shannon Peace.  

But hopefully he'll do the right thing anyway and pay his share voluntarily. 

Because they 1) didn't do the work, 2) they did the work but not in a way they or anyone would stand behind, or 3) they did the work correctly in a way that will last for years and are simply refusing to show you because Suite 105 still insists on growing beautiful flowers in pots that clash with the new trim color and the photo copier is broke again.  

Otherwise, groups of property owners voluntarily create HOAs after the fact - but I am not aware of the legalities of doing this and including reluctant owners.

I like to gather all my ingredients,Stainless steel pots, recipes and prepare for a feast.

Perhaps you could offer them a certain amount of money to move voluntarily.

We've been sitting on the pot long enough.  

Or perhaps raise the rents on each unit and hope someone moves out voluntarily? 

My tenant moved out of a Florida property and left some personal property (potted plants, etc).