All work done to raise value after TOD is not legally in that stepped up basis.  

Isn't it unlikely that a homeowner who cant afford a 2-3k tax bill would even challenge this legally?

@Cristal Ochoa @Leiah DotlichI will preface this with the fact that I have a legal background, specifically with estate planning and asset protection.

I'm not a CPA, no legal advice given.

If HOA by laws state past due owners are responsible for all late fees and legal expenses for collection hire an attorney to go after the past due. 

They also handle legal matters, like making sure the property follows the rules or dealing with evictions if necessary.For finding deals, I recommend starting by connecting with investor-friendly agents in your target market.

Agreed mate,I'm all about taking personal responsibility and I have been swindled many times in a similar fashion like many feel on this thread.It seems like these investors including myself in other instances get negligent and don't read between the lines.Especially after trust and a relationship have been established, we become gullible and don't second guess or question.Maybe it's greed for some but in my instance it wasn't.Just innocent and trusting stupidity (No, I'm never a victim as that is ******** mentality in my book).I had some spare $$$ and wanted to diversify in other assets through folks I considered friends and trustworthy business partners.Didn't even think twice to look things over.Looking back, it all makes sense now but it's easy being a general after the battle heheI only blame myself here...I mentioned in the thread further above that I lost to the tune of hundreds of thousands of dollars.Again, it is what it is and it's a lesson.Only myself to blame and have always taken the high road in such instances.As much as I'd like to fight for justice and go down the legal path, it just isn't worth the time and emotion.Upwards and onwards.Become better and make more than you have lost.Each to their own and that's just my personal "modus operandi"

Highlighting features like “walking distance to top-rated schools” helped me attract renters even during slower months.Negotiate SmartlyWhile sticking to your legal rights is important, a pragmatic approach could save time and hassle.

Quote from @Stylianos Kalamaras: Yes they are, they cost me $800 knowing they would not close my deal and waste my time, if I had any possible legal recourse I would take it they shouldn’t be allowed to operate it’s really sad.  

If that does not go in my favor I may need to seek legal counsel.