Moreover, I have brought the deal straight to the seller, we have spoken on several occasions, I'm sure he listed with the broker because he didn't take me seriously.

In most occasions you can use your auto to drive to meetings, take customers out to lunch, drive to a home you are potentially purchasing etc. and there is no need for a commercial policy. 

I've tried calling the resident manager on 4 occasions, to no avail. 

He did so on at least 3 occasions to leave things like dirty plates, pans, and paper towels in my room.If I were to sue, is the ruling "all or nothing"?

I am a small HML and only wanted to add to this discussion that on occasion I will load above 65% LTV.

On rare occasions sellers will be hesitant and some will refuse to give you the address.

@Sean Phillips There are occasions where HOAs have claimed priority, but courts have ruled it depends on the language in the HOA agreement.

James Masotti my bank allows me to send wire transfers for $25 via the web from my business account or for free from my personal account (based on account type and average balance).I have used that on occasion with my contractor

Keep the reserves for the occasions where you have multiple issues across properties. 

I originally got my license for investment purposes only and on occasion I will list a high end deal and make a nice commission in 5 digits.