It seems like a common challenge, and any advice you can provide would be invaluable.Thank you in advance for your help!

There is an HOA.We have been working with the developer to make the unit ADA compliant, and the only way to do so was to add a door from the commercial unit into the common entry/lobby, as there is an ADA compliant ramp there. 

Hard money is pretty common.

Typically people think FHA because it's what's thought of as the least amount down which is commonly the goal when we all get started.

The fear of renting while out of town is common, but it's easy to overcome, especially when you have friends and a handyman.

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@Brian Dolbeare This is a "it depends" question for sure, but in most cases street parking is pretty common here.

The 1031 exchange was done as a group irrespective of, and including the SDIRA status, as a tenant-in-common. 

Here's some online software options that you commonly see recommended on BiggerPockets.

This is a straightforward and common approach.However, make sure to document the change in the lease renewal or addendum, specifying the new security deposit amount.