Plus many hotels in the more nature-y places have non-refundable policies in place anyway and their rates are just as high.

If they won't provide you that, just assume very high on everything and lower your buying price.

Keep cash on hand and don't put yourself in a position where if your tenant needs a new roof or AC unit right now that you'll have to put it on a high interest credit card.Second, I realize that everybody's experiences are different and so is everybody's unique skill set. 

The HOA covers all water, flood and building insurance, internet, bug spraying etc. and it's $1562 a month.

What about the hot water? 

Lending is a highly regulated, complicated endeavor, and it's important to know all the requirements for licensing, etc.

Are they on one water meter or 4 separate? 

We've replaced 5 water heaters in a single year, had plumbing stoppages that resulted in 3-5k worth of work, and even had to replace 1/3 of the pier and beam foundation in the house we're currently living in.

Hi @Ivona Villanti I would highly recommend investing in Memphis, TN.

The issue related to habitability is likely mold due to the water damage.