I'm looking specifically for folks with experience in cities where military and veterans are densly populated.

You could reach out to the folks at The Nature Conservancy and they could provide additional info if that route sounds appealing.  

To have something to waive at folks who grossly overuse and 2.

That being said, this is mainly doable for folks taking on cosmetic rehabs with great time management/construction management skills.

Seems like a lot of folks prefer SFH, but I bought a Townhouse because it seems like it is easier to maintain (HOA covers external, landscaping, and neighborhood amenities).

Hey, we can't forget about the folks living in those properties!

A couple of other folks have mentioned this, but the TREC forms are absolutely available for anyone to use.

The only way that works is if they have fully connected utilities and it is sitting on some kind of foundation and not on a trailer.Some folks think they are cool, but you really limit yourself on demographics.

so they put up 10% of the cash going in get no fee's when you close get 5% during the hold and then 20% of the profit at the end.. .do you find it hard to find quality folks that will work under those splits etc.. ??

That was the case for me; I'm pretty sure the folks that first put the idea of investing into my head never had a clue!