We say we'll go 85% on that product, but honestly, it's hard to find a property that is that heavily leveraged where the rent equals or exceeds the mortgage principal, interest, taxes, insurance and HOA fees.

Or this is just basically a fee land lords have to pay ?

You have preyed on people who had good faith in you to care for their properties, for their personal health and safety; and instead now live with ongoing health issues, legal fees, and are forced to reside in unsafe conditions.

There is an $80,000 assignment fee so we ended up paying a bit more but our only down payment towards the building looks to be 30k.

It's possible to find them without prepayment penalties, but the tradeoff will generally be a higher interest rate and/or additional fees (points). 

For most real estate investors, a Plus subscription is needed in order to have separate by class(property).

HOA fees depend on your specific HOA, but the chances that an HOA will lower their fees is very low.

Ex (random numbers pulled out of thin air)$100k purchase $160k ARV$30k reno but $20k at cost$15k holding costsTotal Cost:$145k cost or $135k with contractorWith the contractor at cost, I have an extra $10k of margin where I don't lose money, but obviously not ideal for the contractor since they would make less.I think a good way to price it would be the equity would equal your profit if you did a fee construction at slightly below the projected ARV, and slightly below the projected hold time.

Management fees- free rent in exchange for licensed agent living in the community and coordinating work orders, etc. $288,000 income - $199,600 expenses without management and landscaping = $88,400 / year or $7,366/month. 

Are you offering them upfront fees?