If the later is your primarily focus I would focus on a property that produces healthy cashflow that aligns with your risk tolerance.Best of luck and keep us posted on your future decision!

But if you're wanting a healthy HOA, I'd start by judging the community.

My background is in ecological design, which you can find out more about in my profile, but in short it means I design and help create abundant edible landscapes that not only grow healthy food, but also enhance the ecology by purifying water, providing habitat for wildlife, and actually sequestering Carbon dioxide from the atmosphere in soil and plants.I have much gratitude to the creators of this space for creating something that is truly inspiring and brings people together.  

He was healthy but died unexpectedly of a heart attack and the company refused to pay off the car due to some technicality I cried the rest of that day and decided at that moment I was out of there, I couldn't live with being a part of that. 

They're called profit participation/JV terms, and if you plan to give 100% of the money to your borrower, they should be paying you a healthy percentage of the profits because at that point you are their partner, not a lender.

It’s incomprehensible to me someone would spend 10$ per day for decades only to give themselves a painful drawn out terminal disease .ive heard it said by physicians that when you see a healthy lung compared to a smokers lung it’s shocking .

But if you want to build a business around it you must first become a student of the game, surround yourself with experts, and build healthy relationships with people you trust. 

Cash is great but if you have healthy income you don't have to let the lack of a big bundle of bills stop you from getting started - you just need to know that if you ran into a problem, you could access the funds to take care of that problem, and you could pay those funds back in a controlled way without skipping your mortgage payments or having to go to a soup line for awhile. 

That gave you a healthy equity position in your properties. 

Understand what that MAO is and make the offer that gets you to a point of healthy returns & cashflow.