If they are only using big box stores I would think they are inexperienced.Ask for a contractor list and check them out as wellUse social media yelp angies list to investigate reviews.

But I need to do a LOT more investigation when it comes to some of the other items you mentioned, and really ensure I'm running numbers properly.

Due Diligence (DD) is a process of review and investigation of the real estate, market, and zoning characteristics of the site to make sure you can do the deal.

I will investigate.

I'm currently investigating the possibility to apply for a credit card....not the easiest thing in the world (from the distance) but challenges never scared me.

So with your example showing an 18% yield isn’t alarming to me but I would want to investigate the property more closely and have a BPO performed and talk to a local PM to better understand the market. 

I would investigate whether the HOA informed homeowners about this before you bought it.

Start by simply speaking or emailing either the billing department of the Vendor, or the PM, and state that you believe it to be in error, and have them investigate and respond to you with their findings.

My question here is.. if he did deed the property over, would the loan originator then re-investigate the loan, and possibly something negative happen? 

It's a great place to learn and further investigate investing in real estate.