Many reason I stay away from Condo's including:HOA regime feesUnexpected and expensive HOA assessment fees for upgrades or repairs that you may not agree with.RulesClose proximity to others that could cause disagreementsSaturation and competition on renting condo's ParkingI would personally never buy a condo for these reasons and look for a deal on a house.

Quote from @Alfredo Cardenas: My CPA got upset when I told him that he was wrong.Already told you: you probably need to upgrade your CPA.

If this is going to be your first investment, it's important to budget for any necessary repairs or upgrades yourself to ensure a cushion or opt for a different strategy. 

Consider a smaller starter home or condo and then work on your income to upgrade into a home. 

Adding full kitchens, debugging the apartment, upgrading tenants as they moved out.

Adding full kitchens, debugging the apartment, upgrading tenants as they moved out.

And now she's met with an A/C company to get a quote on upgrading the A/C units.

nothing pointed at you personally but there has been build to rent projects were investors had to put up 50k non refundable and never got their house built.. so I can see putting it in escrow and releasing it upon closing for sure.. thats what i personally do with my new builds although since we average 25 to 75k of upgrades per house buyers have to stroke non refundable checks directly to us for those items.

Your upgrades look very attractive.For rental though, I would have not spent a nickel changing either of those kitchens.

First time posting and getting into the investment scene, I currently have a single family home that was my previous primary, and looking into purchasing my 1st true investment property, trying to find some advice on the financial aspect of the purchase, here's my scenario;Currently going through pre-approval with the builder and I do have liquid assets enough to cover the downpayment for the property (40k) but I do have a car note (41k, 800 monthly, extra 500 to principal monthly) and a Patio upgrade (25k no interest till March 2025).