Any idea what the HOA fees cover? 

We got it as a place for my in-laws and their rent is covering all the bills (no capex savings at this point).I have some friends who are into REI and as I've looked at retirement savings and retiring early I think REI is the best bet.

The lease was vague and did not cover what happens if the pole attached to the retail building and satellite damaged the roof (leaks),etc. who would be responsible to fix it.

Is it to simply get all of the passive income to cover your own mortgage and then some?

We currently have 4/6 units rehabbed with remodeled bathrooms, new paint, new Allure floors, new light fixtures and new window coverings. 

Keep in mind that if your buyer is also going to be taking out another loan to cover all or some of his portion of the payment of the balance to you, the lending institution is going to want you to take a subordinate position to their first-lien note. 

Tenant is a private company but lender is free to examine their solvency for purposes of covering lease.

Someone formed those strips off a roll of vinyl-covered aluminum trim coil and caulked them into place when the old window was replaced.

At the very least it'd be nice to have a decorative panel that covers the side of the wall cabinet and microwave.

Then you are covered for "some" items.