As I recall way back in my graduate rental days (in Southern Illinois) most rental properties to students were a wreck because 1. they were cheap housing to poor students and 2. students did their best to help wreck them.I remember a fellow I barely knew (proudly) commenting that he and his roommates final "goodbye" before exiting their furnished apartment was to drink a six pack of beer and then urinate on the mattresses and couch and easy chair.

@Jeremy TimkoDo you think if I wrapped someones car with my logos and business and they they got in a car wreck for whatever reason that the other victim could sue my business? 

Any number of things could happen completely beyond my control to predict and I could be out thousands of dollars in just a few short minutes.I got out of that train wreck.

When you get sued by the county and they're issuing $1000 a day fines because they're tired of the mess you made, your leaking underground storage tank, or your illegal wrecking yard, you tend to get motivated pretty quickly.

You'll still have the ocassional psycho tenant that wrecks the place or the professional tenant that strings out an eviction for six months.

., if they wrecked it when it was 24 months old, I've lost 12 months of use) and then the percentage of the original job (e.g., they wrecked the living room which was 25% of the entire carpet job two years ago).

These a small chance you'll hit the number and win, just like there's a small chance a tenant will wreck the place.

I haven't had any personal experience with HOAs, but your experience sounds like a train wreck waiting to happen with you as an investor having little to no control to avoid it, other than not investing in them from the beginning!

Why am I sitting here watching this train wreck???

We can look to the right to sub-let, but ticking off a seller that needs t play along with your plan in the future isn't smart, so disclose.1.a depends on the leads, how they were obtained, are they owners living in the property that listed 15 days ago or some out of town owner of a total wreck?