Any downtown deals are immediately killed by assessments (even if you're looking just to buy for yourself) - because it becomes way cheaper to rent for a 3-5 year period... and don't even mention special assessments. 

I specialize in Creative Financing, Multi Units, some wholesale and thinking about getting into Flips.

Then I would contact a real estate agent who specializes in these types of investments in your area.

Find attorney that specializes in landlord-tenant law in your area.There are a lot of different attorneys out there.

Your target is likely to prefer to work with licensed professionals who specialize in their community. 

.- Monthly Maintenance Fee of 760$ - Seller is claiming that this fee cover pretty much everything except inside the property… the insurance on thru HOA is enough for most banks… also cable/trash/grounds/day-night security…I prepared 2 Reports using Bigger Pocket’s Rental property calculator a) With 100% mortgage b) With 75% mortgage.During the preparation of these Reports, I considered the potential future expenses by having the following assumptions.

Are there any websites that can list lawyers in the area that would specialize in this area?

Specialized skill in solving unique problems will set you apart from the run of the mill investment strategies and formulas.This a people business and a problem solving business, not a "real estate supermarket" where you merely pluck properties of the shelf looking for the lowest prices, highest yields, and comparison shop like going to Walmart or Costco.My personal preference after 20+ years of investing is that I would much rather drive a 2-3 hr radius digging deep for opportunity than hopping on a plane for 3 hrs one way, spending a week in a hotel and buying off the shelf.  

His other properties can be seen at MJSPLLC.com  He is specializes in luxury homes and is very proud of his work.  

I know that we have a smaller bank in West Michigan  (Macatawa Bank) that does portfolio loans for special case situations.