It couldn't hurt to call a couple attorneys right away to see what they say in terms of cost and suggestions for dealing with this quickly.In terms of mitigating any legal issues with your tenant be sure you are documenting every conversation you have had with the HOA in terms of asking them to make the necessary repairs.

Here’s what I’ve learned so far: Investors want deals with solid profit potential—so they’re always looking at the numbers: a good ARV, reasonable rehab costs, and enough room to make a return.

run the numbers including holding costs and you will see why.

It's costly but that's what is expected.  

Repairing to sell might recoup some costs, but given the market and your limited funds, selling “as-is” is likely the best option to minimize further losses.

Costs a lot less to do all pad sites together versus individually. 2.  

If not who have you used and what was the cost?

During my REI investing journey I've done 7 1031’s, then followed each of these up with cost segregation studies.

Is it possible to keep my land loan out of it to keep the total cost low?

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!