Regarding the HOA and CC&R's, the builder can make changes to the CC&R's pretty easily while the development is under Declarant Control.

And i found launch control but the minimum is $500 a month, but they use cross-referencing data across sources to find the most accurate contact information by using a person's name and address to find their phone number, real address and email by accessing public databases, phone number directories, credit reports, utility bils, public tax records, and social media profiles. this is waaay expensive for me as a beginner. what do you suggest or if anyone has any suggestion I'd greatly appreciate it.??

.- Ask attorney how you can enforce collecting on the lien when you need to.3) Getting full control of the property, while allowing your aunt to keep her ownership.- Have attorney draw up a contract to do this.Suggest you offer your dad some cash, now or in the near future, to motivate him to transfer his ownership to you.It may not work out, but you will learn a lot either way!

Quote from @Sam Evrard: How do you go about finding areas to invest in with limited capital? 

Granted I might ask for limited representation and pay accordingly..   

Just do your numbers and control the deal to make money.  

Like you, when I'm working with clients I highlight the key advantages of the conventional rehab loans (Fannie Mae's Homestyle and Freddie Mac's CHOICERenovation) are:- They can be used for investment properties- You can include luxury items- They have a higher limit – $806,500 in most places.Jeff

Credit is a factor as bad credit may limit options, or may have the lender require you to put 10 or 20 years of taxes and insurance into escrow. 

They can be used in situations of control or hope.

The result could be limited, no rent growth or even rent decreases.