I've never done a 1065 before, but I assume it declares who are the partners/members. 

An investor comes in, looks at the prices, crunches some numbers, plugs in the $30K rental history and declares lack of cash flow :-).

Written acknowledgement by Owner that all occupants have been provided a copy of the Association’s Rules and Regulations, this Policy and Rules and Regulations, as well as the Amended and Restated Declaration of Protective Covenants.

After, I refi or HELOC would I need to declare my current home as a investment property and would that affect my rates?

QuFirst thing you need to do is check the association bylaws and declaration. 

Their insurance company will send a copy of the Declaration Page to your mailing address.

I have a portfolio insurance policy on my rentals and I get much better rates then when I was using the large national insurance companies with catchy TV ads, However,  it's such a hassle for them to break out an individual declaration when I get that yearly proof of insurance request from the mortgage company for the ones that are leveraged.

Now if you don't declare it as rent payments the fee can be avoided but if Venmo found out then that would be a whole different story in itself.

Can't legally charge them for their ESA to stay, but I CAN pull from their deposit if their animal destroys something.I also switched to pet friendly, I found that given the opportunity tenants will almost always declare and pay for their pets rather than try and skirt the rules.

You will find all of this easier if you have explored the neighborhoods, you have muscle memory enough to spot a deal when you see it, and you have made some connections with great lenders, contractors, etc. to aid your clients before, during, and after transactions.