So if you had a property that produced $2000 in rent every month, but $700 goes towards repairs, cap ex, utilities, HOA fees etc, and $800 of that goes towards the lets say 30 year fixed mortgage for the house/duplex in this case.

High HOA fee.

We haven’t raised rent since tenant moved in 3 years ago - this property is a condo and our HOA just increased and a brand AC unit was replaced last month.

Just a question since I'm from OR, don't banks or HOAs have a limit on the % of non-owner-occupied units in a condo association?

What scares me with condo's is the lack of control over choosing when to sink money into large building upgrades like roof and exterior as that is controlled by the strata (I think thats the same as HOA fees in the States).

Often trash, water, civil penalties, government fixes such as weed abatement, building violations, taxes, HOA/PAO bills are not paid and become your bills.

My tenant has been renting out my unit via Airbnb, a clear violation of the lease, and hoa rules.

I was going to keep the property and put it on rent but I cant due to the HOA 15% cap on renters in the community.

Always check with HOA for approved flooring types on multi-level buildings.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

The HOA in the community will not get involved in situations like these.