•What challenges or surprises should I expect?

In end, I'd be surprised to see anyone get anything back any year soon, if ever.

So I would be surprised if the HOA cant prove publishing error if this gets reversed or how the county superviors can over turn a sale for dollars owed to the state.

These steps ensure the property meets high standards and minimizes surprises.

However, a surprise occurred with title that drove up our acquisition cost to almost $120k.

So, that part of your response surprised me.

It will be delivered vacant, unfortunately I missed the clause in the contract where it says the sellers can live in the property for up to a week after closing so there will be a bit of an unexpected delay there.  

You can see plenty of examples in these threads, where every contribution revolves around this same promotional angle:https://www.biggerpockets.com/forums/927/topics/1195612-the-...https://www.biggerpockets.com/forums/311/topics/1136123-what...https://www.biggerpockets.com/forums/48/topics/1103837-which...https://www.biggerpockets.com/forums/62/topics/1156841-scam-...https://www.biggerpockets.com/forums/44/topics/1159791-what-...https://www.biggerpockets.com/forums/79/topics/1121289-has-a...https://www.biggerpockets.com/forums/44/topics/1159791-what-...https://www.biggerpockets.com/forums/79/topics/32290-jack-bo...https://www.biggerpockets.com/forums/12/topics/938096-land-f...Given this pattern and the sophisticated marketing approach, I wouldn’t be surprised if "William Ferr" might actually be Jonathan Halves himself, or someone closely tied to his business.

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $179,000

Cash invested: $25,000

Sale price: $500,000

Replaced windows, remodeled kitchen and bathroom, replaced...

We’ve since tightened up our due diligence process.Has anyone else dealt with an unexpected 80% vacancy in what seemed like a stable property?