We're still in an inverted rent to value situation, so cash flow on anything is tough right now, unless you can find a screaming deal.  

You can put an HOA document date and contingency in your contract if you want.That is, you give the seller XX days to get you the documents and then you can break the contract if there is something upsetting in the HOA.I went under contract for a condo and ran screaming when I got the HOA disclosures.  

IMHO, you need a screaming good deal to use HM, which most newer investors aren't likely to find.

@Lisa Gorman @Kate B. is pretty close with her suggestions and prices.You can call ThomasHoyle.com he's done a few of these, replaced a stove/heater in one of my units.

It is going to have to be a screaming deal before I buy in Fulton County again.

You have to have a screaming good deal.

These look great from the outside but the particleboard seems to scream "cheap".

I do a very thorough pre screen over the phone/email prior to making trips to rentals to avoid wasting time.If you show this house and the tenant is there I imagine there would be hostility maybe even her standing at the door screaming at you and not letting you in.

If your insurance called and said they hadn't been paid and the bank said "sorry, we don't have the money to pay it" you would be screaming bloody murder.

Not worth it unless they get them for a screaming deal (hence the 50% offers)- Your pitch for being successful (at least in this post) is that you have a gut feeling.