However, since I use a GC the ordinances actually swing the other way and they require permits for hanging more than 100 square feet of dry wall, third party inspections of any electrical work, etc... my point is the list of what you need a permit for grows pretty quickly once you sub it out. 

Do not contact Him or his realtor or his mother by text or email - all future communication should be through his corporate attorney and we should fix the dry wall problem in the swimming pool room bathroom and he will be reporting it to city of oak brook on monday for the record4. if items are not repaired in 5 days he will fix them himself and send me a bill5. he went on facebook got a picture of me and my wife at our engagement party from 12 years ago and calls me a dishonest liar and he and his attorney wants to know if we are US Citizens - I am guess this is from our skin color since there was nothing else in the photo to indicate anything "un-american" for point 4 i have reached out to the city of oak brook with details via email and hoping to hear back soon from them monday perhaps) obviously this guy is going to lie his heart out. 

If it's been super dry and the earth has pulled away from the foundation followed by heavy water that could cause problems.

new dry wall in bedroom after patch job but due to mold/water damage I need to replace the carpet (less then a year old).

You'll be overwhelmed with calls, then they'll dry up.  

I felt the floors and they felt dry to me, so I told her I would think about it. 

I certainly don't mean to imply that all HOA's are made up of power trip retirees, however I do have some unrelated experience with some members of this group, which is where my concerns stem from.

Although I had a RE team buying them so I never got into how they did it.had to watch out for the Chinese dry wall

I will also add, that most of your problem tenants will be on the second floor....a lot of start up, mom and pop's...they come, they go...frequently without notice and leave you high and dry. 

It's not buyers who are at risk in wholesaling, it's the wholesaler, your buyers should operating in a way that doesn't leave you hanging out to dry if an issue should arise.Learn real estate basics to be keen in '16!