HI Kassy,Typically the costs to have a CPA be proactive are more than most clients have or are willing to spend so for the bulk of us we'll have to learn and do our own proactivity till an innovative CPA figures out how to make a nice graphical user interfaced portal where they can dish out proactive advise to the masses (cool tech idea wouldnt it be?).

I incorporated last year, and I don't think my personal income will do me any favors for getting financing (meaning it's low).

The quality of housing available in the city is deteriorating and changing smaller scale development through incorporating new building techniques is at the forefront of our company.

I was wondering how this is incorporated in real life.

It would not be practical for public websites to incorporate and interpret HOA bylaws which can change, and are sometimes circumstance-specific.I'd be careful looking at condos as rent properties.  

A piece of advice, go to come model homes near by and see what the newest aesthetics are and try to incorporate that into your flips. 

If not what is the other legal way to get this additional lease incorporated?

In the same lane as @Chris Martin: If this property is your primary residence it may qualify for an FHA 203k loan which would allow you to incorporate the repairs into your new mortgage.

Im just not sure how to incorporate a central primary residence into the plan.

I would have raised the rents to incorporate the cost of utilities.As for pest control, I would consider this a multi-family rental since you are renting it by bedroom.