Many towns are actively taking over the properties or fixing the problems and billing the owners.   

That said, I agree with them all that 30 days with little activity means price.

I will be engaging an attorney, but I’d like to have an idea which way to jump when I do.

This will keep you pretty busy if you're active and engaging folks on BP, but not only will it build your network crazy fast it'll also expose you to a ton of different areas of REI and help you to decide what path you want to take.

The real estate investor group is super active and they share all of their events through there and their facebook group. 

I did the math right now, and there are 2.68 months inventory in Killeen. (2217 sales in 2017 / 12 = 184.75/mo. 493 active listings / 184 = 2.68). 

They genuinely do not want to know so the less they know the less stress you will have in operating the business.If she does come around and wants to be involved you are stuck with a spouse as a active business partner.

I wanted to clear a few things in case It happens again.In a deal like this, how do you guys deal with the HOA, meaning, do you investigate about active/potential special assessments?

To make things simple, assume rents and interest rates stay the same and the home value appreciates, so you're not spending any additional money on value-add activity , to $120k.

That's who you need to engage to confirm the underwriting requirements for your complex.