If all his proceeds go to the HOA, what is his incentive for cooperating?

I am assuming they are both on title and he is not cooperating.  

We've rented past homes with good results, and our only other current rental property rents to a cooperate farm.  

ALL OF THOSE ARE ILLEGAL but in my opinion probably more likely to happen in the situation posted above...I am curious however to what the answer is @Dave Salcido or atleast the answer you had in mind when you posted i know you said something with same title equity share etc... leaving out the detail to inspire creative thinking but for some reason my creative thinking is just leading to the owner not cooperating or willing to save there credit if they can't manage the payments anyways... or was this just a trick question and my answer is the one your looking for?

The owner said he will cooperate fully if there is a route he can go other than his home going up for sheriff sale.

There are lots of people like myself that are willing to cooperate or even teach new real estate investors. 

You really have to adapt to taking advantage of tiny bits of work time--but it's hard to readjust when the baby wakes up unexpectedly or just won't cooperate.

From the owner directly with a copy of their statement or from their credit report (Assuming it's not charged off or subject to BK) and both methods require cooperation from the borrower and, at least one method puts you into tremendous legal trouble if you obtain their credit information without permissible use to do so (Like buying someone's credit report on line)?

The house has been rented for two year, and the current tenant looks nice and cooperative (according to my agent and according to my personal experience from meeting the tenant at the house).

Tenants that are not co-operating and the such.