@Ashish Acharya, you are a machine! 

This plus the fact that the building is in a rather poor state leads me to believe that the revenue from the HOA fees and coined operated laundry machines may be going in someone's pocket rather than in maintaining the building.

I plan on putting down new rules and cleaning, painting, and buying an o zone machine for when people move out.

She said that’s her cash machine.  

ATM Machine (inside the property or facing the street - street has more foot traffic)4.

Washing machine over flow pan Co detector (garage) Garage Door Opener Appliances 18 Cu Ft Refrigerator Blinds (14) Lock Changes: (smart key system) Four Sets of Keys Got a new PM and smaller fee, about to hit the market!

However, black mold was found behind washing machine on drywall that was behind slightly peeling vinyl baseboards. 

I'm not afraid to get my hands dirty and work hard to create an unearned income machine for myself.Any advice on the best way to go about purchasing this property?

In fact there's a company called Ryedale that makes a machine that seperates pennies based on the metal content for investors who resell coins for their metal content.

The problem with an answering machine is that your motivated sellers are looking for an excuse to hang up. when a live person doesn't answer, they're relieved and don't leave a message.If you can't answer the phone, then you should use an answering service.