I understand HOAs and they have their purpose but I myself aren't a fan of them.

I'm not really a fan of south Florida for personal preferences but you're basically guaranteed warm weather. 

He is also very good at talking the tenant through the situation/symptoms to determine if it is urgent or merely inconvenient and will frequently tell them, "I can come tonight and it will cost you $100.00 or, if it can wait until tomorrow or the next day, it will only cost you $50.00."   

I do have a bunch of we buy houses sites and get frequent calls on them as well as http://investmentpropertiesniagara.com/ if anyone wants to check that out.

http://bleacherreport.com/articles/2645322-cleveland-fan-gets-fired-for-rude-tweets-at-steph-currys-sister-regarding-riley

Now I'm getting frequent emails referring to the upfront rent as a 'security deposit' (dream on) and they still want that goddamned form filled in handing over my whole life!

So before I turn to yelp and the yellow pages, I was hoping a fellow fan of bigger pockets could point me in the right direction.

I'm just not a fan of paying anything up front.  

. $1500 in landscaping would be much more well spent than paying someone to come and frame new openings and drywall/paint work.I will however say that I'm not a huge fan of your choice of colors for the new siding.

Based on my experience, this type of problem is a common occurrence, frequently because of a desire to get a deal closed at any cost, but it can also turn into a big deal.