This market structure lacks some big swings, which makes the environment less volatile for the buyers and sellers.

I can't speak about if HOA fees affect home prices, so much as I can mention that some buyers specifically look for no-HOA properties, or must factor in the HOA fee when deciding what monthly mortgage payment they can afford.If a buyer's finances are tight enough that the HOA fees make them question if they can afford the property, then they're probably not the right buyers.Some of my buyer clients just want to be in xyz neighborhood, and the HOA fee is just one of those things they know comes with the territory.I serve Pinehurst, NC, which is internationally known as a mecca for Golf enthusiasts. 

So I cant be swinging a sledgehammer to do demo for reno its all going to be outsourced and have to be worked into part of my margins.

No expensive hobbies other than the kids (I play disc golf and I like to do wood working).

That was the last project I will be swinging hammers on.

I don't know how you're going to swing that anyway as you're going to need to have your DP when you come to closing and it's pretty likely, unless you have some seriously high assets and no debt, that the loan you take for your downpayment is going to kill your ability to get bank financing. 

I'd also like to learn more about how to effectively use the BRRRR strategy.Outside of real estate, I enjoy spending time with my family, playing golf, and going to the lake. 

I would swing by your local Real Estate Investor Association and ask around who other investors are using and have had success with. 

I mean I went there on a golf trip and had no thought in mind of buying anything but of course being in RE i had to go look at some new builds  saw the price saw the currency delta and bought one when I was there right on the Okanagan golf course right above the airport.

As the seller's market in my area swings more towards balanced, if one staging tactic doesn't work I'll try another.