Sounds like its time to sell since the HOA fee just doubled which usually means the HOA has not been managed properly and failed to build a strong reserve account.

I want simple - quick picture as soon as I leave the store, so I don't have to track expenses.  

So picture this @Kevin Rodriguez, someone strolls up to you in grocery store parking lot and says "Hi, nice to meet you.

@Nathan Frost typical for Detroit, that's why we offer our clients several security options, including removing & storing mechanicals when vacant and then reinstalling day tenant moves in.What makes you think the seller will install new mechanicals?

I have $150k in cash that I received from an inheritance and would like to use it to invest in real estate(I already have 6 months of reserves of my own money saved).

For the first few reservations, I would put a lot of focus on bringing in good 5-star reviews.

These are a couple of things we do during our lease audit process.This is a prime example of why investors need reserve funds.

I could, but the $$ fallout in lost reservations would probably be greater than any gains.  

Yes there are products that can up to 80% LTV for DSCR with 6 months reserves.

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).