I have a half dozen years of experience renting out a few single family homes and am looking to bet big in a different market.

If you need any help with owning multifamily or management stuff let me know, we've bought over 200+ units and we still own 51, we also 3rd party manage for other owners so we have a good spectrum of experience.

Also, in our experience, 95+% of agents have no clue how to calculate ROI, Cash-on-Cash, Cap Rate, etc., so what are they really going to help an investor with?

You may also use the actual rent if you have previous experience with another property. 

Does anyone have experience in this market, or with this cost-segregation to write off income technique? 

In my experience, I think property location is everything.

The biggest sticking point I see with those kinds of lenders is that they generally require experience - if you haven't done something like this before, then they will want someone who has to sign the note. 

If the HOA is causing that much of a headache then I would not let that ruin your experience in real estate investing.

Overall it has been a good experience.

What was your experience?