Investors buy in an HOA because properties are cheap, but then they quickly realize Nazis and busy-bodies run the HOA.You can try to build a coalition of owners and fight back against the charge, but it's unlikely to change.

I’ve only had one prospect attempt the ESA dogs and then found out that they are a breeding pair and just had puppies.

Contractors.Except we called it " buying a beat up hose & selling it for a profit"HGTV and GURUS  couldn't make it sound trendy though  ROFLMAO  More fun facts; The oldest contractor licensing body in the United States is the California License Board founded in 1929.Contractors are called contractors because we write Contracts.

I’d attempt to refinance to bring down payment. 

And separate thanks to other posters who have attempted to provide greater context and education about this type of investment.

In this case, because you have a relationship with the seller, I would suggest either telling them of your plans to wholesale it OR attempting to find a buyer FIRST before you put the lot under contract.

I am chatting with him on Monday, but attempting to do some due diligence prior to speaking with him.

Your response was not helpful and only serves as a blight attempt to bash others. 

You have to determine what your goals are and then attempt to achieve them.

Kyle first off, just because you may have had negative experiences does not mean you try and discourage someone else from attempting it.