You will want to give them a lien position in case the deal goes to pot.

The H O A sale is subject to the First Mortgage, however no as it currently stands any overages would go to the owner since the H OA is in second position.

Better yet, negotiate to take over their position.

I am not in a position to pull the trigger within hours.

The option to quit a job with a middling base salary, for example, and take a more commission based sales job with a lower base salary might become an opportunity instead of a risk.

My wife and I began to spend more freely after we both retired and realised we were then in a position financially to be able to afford to do so. 

Then evaluate your financial position and what you can contribute to the purchase.

I think it is still a good deal and will positive cashflow to about 500 net after all expenses including PI payment. 

This makes sense if you can still make it cash flow positive or even break even in the beginning.

I couldn't sell it in time. after moving into the apartment and having this rented out we should only be paying 38$-100$ each month in "rent/mortgage". that's our goal. so that we can save money quickly pay off debts and eventually move out of the duplex and continue to buy more rentals. once we move out that house will be very cash flow positive and we will be selling said single family house unless we have a very good tenant but even then it's to be sold within 3 years or ill have to pay capital gains taxes thanks all!!