I consulted with a real estate lawyer a few times this year who said it's very hard to sue for negligence and they advised against taking legal action, especially since the property manager at least followed through on the eviction and repairs.I've now asked the property management company to apply a $4k credit for all the challenges I've had working with them.

With a 7% interest rate and a high HOA, it could definitely help your cash flow in the long run, especially if you’re looking for passive income to reinvest later.

Zoning codes and definitions are different by zoning entity.2. 

Legal violations and penalities(fines) even if you have accounting software to track the difference. 

Buying through an agent may provide more transparency, while sheriff sales and auctions can offer deals but often come with risks, like limited property inspection or legal complications.

It’s definitely not sunshine and rainbows.

I have done extensive research in the risks, how to structure such deals to mitigate those risks as effectively as possible, and legal considerations of each strategy. 

I'd definitely be cautious, but best of luck to you! 

Now if it was definitely a single unit and only she could do it and it was properly labled it would be on her.

I would definitely focus on market growth oppose to finding a cheap property.