Plus, townhome probably means there are HOA fees. 

I know that HOA fees are ultimately due by the property owner, but my question is:Should the rental amount include HOA fees or should HOA fees be an addition to the rental amount?

The issue is my market is infested with HOA's.

HOA doesn't have strict guidelines to not rent.2.

However that comes with a large price tag when you factor in HOA fees, slower appreciation and all of the rules and restrictions that HOAs usually impose.

I sometimes see an HOA listed and it turns out it's actually the space rent. 

Am also looking into as a means of HOA/condo management, which would obviously be a far larger recurring overhead, but in lieu of a full-time PM so any additional experiences folks have are welcome and appreciated.

@Kyle Muilman if your neighborhood is in an HOA check those bylaws first (mostly for cars allows in driveway).  

She is looking to move into a 55+ community where modular homes go for around $185k with $600 in HOA fees. 

.) = $1250Property Tax: $139.59Property Insurance: $50Maintenance Fees (HOA): $633.21Utilities: $75Vacancy (5%): $150CapEx: (10%): $300Total Monthly Expenses: $2597.80Cashflow: $3000 - $2597.80 = $402.20 / mth.