HOA’s are a big obstacle in palm beach.  

The way over came this obstacle was to connect with others that do the same as you, I joined a team and we all invest in commercial properties they currently have 2 in P.A 23 unit and a 36 and 2  more in NC which are 44 unit and 15 unit  I'm actually planning on investing on a deal I'm currently considering in NC its an 11 unit mix of 2/1 3/1 for 189k not sure whether to invest as a note of just do a mortgage. 

Saw an opportunity where everyone else only saw an obstacle. 

@Dave Visaya Hi Dave, so far we bought our first property, a 4-plex in Redding CA with a detached 4 car garage for $194k and have it paid down a bit from that.

Assuming with two suites (1750 + 1250) in a single detached.

Somewhere around 30-50 feet and it is not very forgiving for obstacle.

It works well for what I'm doing: SFH with a detached guest house. 

The price of entry was $45k (foreclosure), Rehab= $55k (included converting detached garage to make as a separate AirBnb which isn't even on the market yet) and the ARV (Appraisal) was $127k. 

Detached Structures: for other buildings on the property (ie. sheds & detached garages)Again, there is normally an included limit of 10% of the building limit.

Obstacles you will have to overcome will be HOA and city permitting rules.