Hey @Dan Miles - Manage strictly to the terms of the lease.

Anything the HOA can do in terms capital improvements to lower the rate?

@Keaton WrightGiving quality and sometimes very detailed answers in the forum takes us quite a bit of time (and therefore money) for which we're not remunerated.

Before pulling the trigger, take a step back and reassess your long-term goals.

2. are any of you open to closing a deal like this (happy to share all details and make a connection)3.

This strategy has allowed me to save on closing costs, secure favorable financing terms, and refinance almost immediately, all while minimizing my down payment.

Let me know if you want details.

Is the only way to evict him to wait for non-payment of rent if he goes to jail long term? 

More often than not, they are more accommodating to providing you with a more generous line of credit or terms. 

Then you need to materially participate in the activity, here are the tests to meet MP: https://www.investopedia.com/terms/m/material-participation-...I recommend tracking your hourly diligently in a material participation time log.