I don't know why any HOA would allow rentals if Investors are not prepared to respect the rights of home owners and their HOA.

Out of respect I will not mention their names.

And equally important... do they value and respect my time?  

Pros - they may appreciate your resourcefulness and be intrigued by your willingness to think outside the box, or they MAY not realize how hard to find they are with respect to those properties, or you just might catch them at right time - they've been thinking about unloading the properties for a while and you've given them a viable exit no matter how annoyed they are about where you reached out to them  I'm not aware of any rules/laws prohibiting you from doing so, maybe somebody else can speak to that if there are some restrictions you should be aware of. 

I assumed 45% and 12% respectively for a total of 57%.Another issue with D areas is finding good PMs to manage them.  

I am a hustler so i hope anyone would respect that i am running my business even with a small child.

I'm trying to familiarize myself with the area because I've noticed some places where properties sit on the market for months and drive by and cannot identify why in respect to other areas where movement is high. 

Google Keith Borg, he's very well respected in the REI community.

Respectfully, LeBron 

You can learn a ton from the real estate experts on the site.As for investing in the $20-40k range, I recommend that you find highly respected professionals like @James Martin and @James Wachob to be your "boots on the ground."