Fair enough - my priorities are tax savings (expense offset) and appreciation.

I still consider myself fairly new to this world, and I can say with 100% certainly the biggest battles are the internal ones, and this industry has given the pleasure of being forced to address several of my short comings, and continue to address them all the time.I find I get the most emotional when I get reactionary, so my constant focus is around honing and suppressing reaction as a whole both internal and external.Thanks for taking the time to write this up.

The new build Homes i recommend are fairly cheap and the HOAs are investor friendly with no restrictions to rent. 

That said, this actually works fairly nicely in some ways. 

The bigger cabins took a huge haircut on the rents the last two years but the smaller ones seem to be doing fairly good actually.Three years ago the one bedrooms were in the 40k to 45k range and now they're doing 50k to 60k - which is one of the reasons why the one bedroom prices have gone up from 450/sq ft to 500/sq ft and more. 

Your friend will be in a bigger hole with the Fair Housing Commission. 

Great design, killer amenities, strong communication and professional photos.

I think these regulations improve accountability, generate revenue, ensure fair competition, protect neighborhoods, address housing shortages, and promote responsible property use.

  $695 is fairly typical in Nebraska with there being some a little lower and some quite a bit higher.

What you are asking is how can I get around not doing correct due diligence on the property and the answer is you can't and should not because that isn't fair to the rest of the development who bought there understanding the rules.