We've helped several high W-2 wage earners take advantage of the STR tax 'incentive,' here on the OR Coast.

Your maintenance, vacancy and CapEx numbers are probably a bit high to be honest, so you should be ok here.

They could pass a new resolution not to allow rentals, or no pets in rentals, or no section 8 in rentals, or raise the HOA dues insanely high for a year until you sell it to fund better reserves for themselves at your expense. 

I have always heard there's a shortage of nurses and high demand for them, so thought this could be interesting.

Until advanced I highly suggest getting the physical book because ideally you will come back 2, 3 times to each, and pickup more each time. 

I highly recommend Zachary Copp at copplaw.com.I initially looked at Royal Legal, Anderson Advisors, and KKOS.

While you're out in the field make notes of properties you like that aren't being maintained - look for high grass and weeds, broken windows or unshoveled snow in the winter.

If credit is strong and equity is high in the property you may be able to restructure that loan into a traditional conventional mortgage.   

Has anyone found a bank or credit union that offers high HELOCS with high LTVS?

(Loan to Cost) Can you find a private guy to lend you high LTV for short term?