But, it has also made me wonder when the merry-go-round ends for the leverage-til-you-drop group. 

You might get away with it, but its not worth the risk it carries.

It has its own quarter round and staircap (bullnose) moldings, among others.  

Tyler.Your returns out of state are going to be better than investing locally.The HOA will cover big ticket items - yes - that is if they ever do take care of them.You have no control over what the HOA does or doenst do.

Live within your means and avoid borrowing more than you absolutely have to, to pay for your education.Your education can be your ticket to your no money problem. 

Quandra Adams If it is a contract for deed you can get away with less down payment but if you are looking for the owner to carry the note then I agree you would need something like 10% down.Where are you looking and what price range ?

Do. you have a year round market?

While making our rounds, Security checks we call them.

A curved shower rod is $30 and a crappy on is $10.These are the type of things that can matter to a tenant,  but round off to $0 when I do my math.Permanently installed shower rods (screws rather than spring tension) last longer and don't scuff up the wall as much.  

If you have 20 tickets for not keeping weeds abated then maybe jail time will help you realize your responsibility and civic duty.