It is also nice having the HOA as it spreads the cost for flood insurance and the roof we recently replaced

And then there are also  sewer scope fees, and if your inspector recommends other inspectors to do inspections on things like the plumbing system, the roof, the electrical system etc... those have to come out of your pocket also- if you're going to pay for them.Does your lender require a Phase 1 Enviro; How do you intend to pay for that? 

roof replacement, all new floors, new finish plumbing, interior cosmetics, appliances, fixtures, and just knowing the area of town What was the outcome?

Finding a solid property management team is crucial, especially when managing from out of state.Having everything you need under one roof can really make a difference.

Hire a Architect to provide drawings with a lot of details such as existing house elevations and floor plan, proposed elevations and new floor plan, roof, wood deck, addition, etc.

Other exclusions are roof replacement, anything requiring a permit, exterior painting if more than 5% of surface, "maintenance related to the garden, lawn, or landscaping," anything covered by any of the various required insurance policies, etc.

From the floor joist being cut from the sill plates and the entire house needing brought to level, the foundation requiring correction, to the no slope rubber roof leaking and needing replaced when I say I renovated every square inch of this property I mean that literally.

There is small retention pond kind of area next to my property belonging to city which they are not managing ( There are big trees there which are close to my property about 12 feet away which may damage roof if fall towards my property but it never seems happened since 1961 touch wood).

An egress roof window would get you into the roof which could get you over to the second floor stairs, I'd have to add a few more stairs but that would be easy. 

New roof, new siding, new plumbing, new electrical system, new kitchen, 75% of windows are brand new and fully renovated house.