I may be way-off here, but you are coming off as extremely emotional right now, and throwing a ton of different stuff on the board as it comes into your mind.I would suggest that you pause, take a deep breath, gather your thoughts, and take the time to write out a post that spells out exactly what is going on, and what guidance you are looking for.Again, I may be off-base, but that is how the posts are coming off to me.  

I always pause what I am doing and really take in when the last question of the "famous four" is asked. 

Will your numbers still work given the HOA duesHOA rules- Some HOAs don't allow rentals so check on it Occupancy Rate- I won't quote a % but if the property has been there for a while, let's say more than 5 years & a large % of the properties are vacant it should give you pause because getting financing will be difficult.  

Have your attorney review it to protect you, but that way you get a 'free' contract AND then you know that the contract that you are assigning is something your buyer is ok with (since he gave it to you).Do an online search for the standard PA used by agents in your state.

I was raised there and then raised my family there.It's the other options that would give me pause.  

Chances are, you've not given a single thought to the Nike Shoes you are wearing that were most likely created in a Vietnamese sweatshop by children who cannot afford to wear the shoes you throw away.Chances are, If you are like me, you haven't given any pause to the fact that Apple, who made this Macbook Pro I am writing on, routinely creates jobs overseas so they can legally avoid paying taxes in the United States. 

it would defininatly give me pause .. unless there was a huge upside for myself

Really sharpen the pencil on these deals as mentioned above, and a couple of big picture issues..One, I would study or pause on making a four units into five as you leave residential financing and even check with a pro on if this violates the residential rider in the loan docs.

We need to pause on our journey for betterment to appreciate what we already have.   

@Shane Hetzel  well you can check it out but if they ask for money up front you should probably pause..