It seems like if I wanted to buy direct from the HOA, I could play the scare tactic card.

These are the type of tactics they use. 

Well, the standard tactic is to use a skip tracing service to find a property owner's phone number.

I don't like their tactic.

If you want to invest out of state, make sure you do your homework well and assemble a reliable team of experts.Remember that there isn't a single solution that works for everyone, and prosperous investors have used both in-state and out-of-state tactics.

House hacking tactics consist of renting out rooms, investing in multi-family properties, increasing property value, and either self-managing or hiring a property management firm.

Also open to strategies/tips/tactical advice for a new commercial agent with a Saas sales background :)Thank you ALL!

Other than being persistent in speaking  with underwriting, are there some tactics I could use If I'm not approved for the entire amount?

The people I’ve encountered in my 40 + years as a real estate investor and private lender who are successful have the following in commonThey are educated as to principles of real estate; real estate law; and real estate financeThey LEARN something new about real estate investing almost every day, and are open to realigning their strategy, tactics, and portfolio to encompass new information and knowledgeThey SPECIALIZE either in a strategy, property type or geographical area, and become EXPERT in that areaThey have survived real estate “depressions” where property prices have dropped 20% - 50%They understand the difference between real estate investing, operating a real estate BUSINESS, and having a real estate job.They network, for knowledge, capital and most importantly DEAL FLOWThe key thing to consider when you watch a YouTube video, take an “introductory” seminar, or read a guru’s website, is what is the subject persons BIAS?  

I’m wondering what some of the best tactics are that y'all have used to gain leads from social media whether for a property to buy as an investment or leads as an agent?