Answers are very different depending on objectives.

I'm hoping to use the capital gains to acquire an apartment complex since my main objective in real estate is cash flow.

I am a general contractor in OC area, if you a looking for residential remodeling specialist, feel free to contact me.

Thankfully, the real estate commission approved Contract to Buy and Sell sets deadlines for receiving HOA documents and specifically allows the buyer to terminate in objection over such restrictions.Real estate is cyclical.

Sure we overcame objections and built value around us but they came in with an agenda.

You would need strong relationships with any of those professionals that you encounter; a realtor(s), mortgage broker/loan specialist, title agent or lawyer, just to name a few for example.  

An additional benefit of identifying your lane is that you can take the advice of other investors who are focused on a different REI strategy in the context of how that advice applies to your lane, rather than giving in to the urge to completely switch to what they are doing...commonly known as shiny object syndrome :)  Good luck on your journey! 

Even though I used to work in banking and the mortgage brokerage industry, planning for financing using non traditional lenders is a major objective.  

The best approach is to get an opinion from a securities specialist attorney as to what you can and can not do and if what you are doing is exempt from registration as either a private offering or intrastate offering, as well as any requirements under state securities laws for the states the properties are located in and the investors you approach reside in.You will also want the attorney to provide an opinion on your potential liability and how disclosure of risks, returns etc. via an offering memorandum may limit your liability.

A good way to do that is getting licensed as an agent.Secondly, while you are increasing that education, network with a good credit repair specialist to help get your credit score up to qualify for purchases.A good place to start on BP is the free guides under the education tab.