The good news in Sandbridge is that the off-season is the best time to acquire a property out there and will give you a chance to get the property right before the next season starts. 

You are becoming distracted and diverting your time, energy and resources away from where it should be spent which is locating and acquiring good real estate and then managing it well. 

when underwriting a property a good rule of thumb would be to set aside ~5% gross income for each Cap Ex, maintenance, and vacancy. (15% total)I dont know much of the market in TX but in central MA i work with a lot of investors that are interested in acquiring multi family properties so that's mostly what i deal in. 

Has anyone been in a situation where they acquired a condo and operated it as an STR when the HOA did not make the exclusion in their CC&Rs, but then faced resistance from the HOA?

The Collateral must cash enough to support whatever LTV you are attempting to acquire it.  

When I list a property for an owner as their agent, I often find a buyer direct due to my large pool of investor buyers and give my seller a discount on the commission when I do acquire a buyer directly - win/win.Sounds like this could be a great fit - if you feel the same then don’t hesitate to DM me and we can discuss more details and next steps

(Even if it feels like overkill now, the plan is to do a "lite version" of the system and build out later).Anyway, My question (for the crew here) is really  more about actual workflow.... i have my tools chosen, but despite what they all promise (efficiency) I feel like I'll be bounching from "use this to acquire a tenant", "use this to vet / quality / sign a tenant", "use this to communicate with a tenant"... 

The property was acquired with the long-term vision of capitalizing on the nearby development of a casino, expected to attract workers and residents.

It's similar to the whole "Short Term Rental" structure in that not only do we have to acquire the property but then we have to spend extra money to get it up to speed.  

My question to you is, do you think I can somehow file this quiet lien to acquire to property free and clear?