Would splitting the sale price in the contract into components (land, business value etc) help and if so what could be those components?

But just as underestimating your expenses can be detrimental so too can overestimating.

If I am looking to purchase a $500,000 property, and need to raise $125,000 for the equity component from private investors (at 75% LTV), how do I entice investors without promising them any sort of collateral?

It'd be detrimental to you and your business if your HOA decided that they wanted to ban rentals one day.

Someone who is certified in financial planning, and hopefully holds a state license of some type.I'll assume there is still tax liability because it's not _JUST_ a personal residence and it has a commercial component.

For resale, my opinion is the lack of a garage is a detriment but having extra living space for a rental could be an attribute - although I could be completely wrong.Please share your opinions!

That is why it is so important to read the Governing Documents as they will state when it is your responsibility and when it is the HOA's responsibility.Generally speaking, if the HOA hired the vendor to work on HOA components (not owner components), then yes, any damage should be covered by the HOA.

I have seen significant appreciation of rents and property values so I have earned equity as well as seen additional positive cash flow.Proper management makes the tenants pay for damages so that also helps keep my expenses down.Tenant selection is the most critical component of property management.

As investors in real estate, we should keep our eyes on market volatility and trends since it may be beneficial or detrimental depending on when you buy. 

@Mike Dymski that's definitely part of the picture. say, for example, you owned a $500k property outright that cash flowed $200/mo after expenses. to me, it makes sense for some component of the $500k the factor into hitting FI.