@Shawn Questa I agree with you that there could be some opportunity here, but personally, with that little equity in the property, I'd wait for the pre-foreclosure process to start and  perhaps you can do a short sale (though I don't know the details on how that's handled in TX).

Personally, I believe it's preferable to have stricter requirements and wait for a qualified tenant.

Any person ever worked with Paul Argueta (Dispodragons) or Alex Martinez (Real Estate Skills) as a mentor/coach, what has your experience been like?

The agent will not be paying you/seller/buyer because the agent does not bring money to the seller/buyer in any fashion in a transaction (typical transactions), unless this agent is a partner to that person buying the property, or they are a principal to the property.Let me know if that makes sense. 

Tampa’s my personal favorite (yeah, I’m biased), with strong growth, great tenant demand, and a balance of cash flow and appreciation.

They specialized in concrete tilt up, but did a lot of time and materials work for a self made real estate tycoon who owned a lot of Federal Way.Along the way I got my CPA license and practiced in several differing sectors including doing some work with low income housing projects.As far as my start in RE, it was with buying my first personal SFR and later moving to a new residence. 

Did your borrowers mention securing your investment with a recorded mortgage or deed of trust, personal guarantees, lender’s title insurance, or anything else?

Interesting, I bet she is a unique person.

RE investing has been something I wanted to do personally.

Let's cut to the chase:  "A tenant is obligated to follow HOA rules, as they are considered residents of the community and must abide by the same restrictions as homeowners, even though they do not own the property; the landlord is responsible for ensuring their tenants understand and comply with the HOA rules.