Maybe that's not possible too, I like to operate in the realm of possibilities though and an hopeful someone has experience in something that is acceptable to the HOA and my goals. 

Most national or mainstream mortgage lenders do not offer Super Jumbo mortgage loans (typically above $1.5-$2.5M) Although Super Jumbo Loan Lenders can provide loan amounts from $3M-30M+The majority of these buyers obtain their mortgage recommendation through their real estate professional or frequently through their existing private or premium banking relationship. 

Would Section 8 accept my proposal to have a full building renovation and force him to move?

What is a good and or acceptable amount of money to have saved up before buying your first rental property I'm aware this can vary depending on the state/area but is there a rule of thumbThank you ahead of time 

It never was an issue as the seller and his/her agent knew before accepting the contract that the buyer agent fee of X% was included in the purchase price. 

Do not allow them to pay the deposit or accept a rent increase or anything else.

You can give me good Investment recommendations in your country and in fact, I can accept them because each state in your country has a different market and different laws.

I'm ready and willing to work harder to achieve my goals, but not gonna lie, I have to accept the probability it may not pan out, too. 

How do I get the agent (in which I have not tried) to accept my credit card offer on the property?

In fact, the only time we ever had an animal do more damage than the deposit was on a set of tenants that had red flags but we accepted them anyway against our better judgement.