This wasn't a meaningful analysis for my purposes.If someone doesn't have REPS, I'm mixed on how beneficial it is, but with REPS it seems like a big value add and does seem like kind of a free lunch.

Maybe we can mutually part ways.

This can be a valuable resource for finding potential deals.Networking with Local Real Estate Groups: Joining local real estate investment groups or forums can be beneficial.

Additionally, offering to discuss any concerns she might have or exploring possible compromises can further demonstrate your willingness to work together for a mutually beneficial outcome.

By showcasing the mutual benefits of my offer, including a quick and seamless closing process, I was able to secure favorable terms that aligned with my investment goals.

If you’re concerned about this issue, it might be beneficial to consult with a legal expert familiar with HOA regulations in your area.Any suggestions?

Because of that, the first layer of complexity could be beneficial due to an exit of 100-160k.  

Having clear, mutually agreeable terms can prevent misunderstandings and keep your options open.It’s always best to consult a real estate attorney to ensure the contract aligns with your interests, particularly if you foresee independent deals.

While having a coach is beneficial, building a team is even better.

I can’t imagine an ADU would be very beneficial, and most dont have a basement to convert into more bed/baths.