@Mimi PerezThe restrictive HOA will limit your future options and continue to be an expense.

That is why I'm focusing on some of these "higher end" markets because rents are more likely to continue to increase and the tenant base is really solid.We should connect sometime! 

Perhaps talk to him and go over your requirements in more detail. 

You only talk to highly qualified and motivated sellers and you don't waste any time training the VAs.

I would be delighted to connect with you, talk about your financial objectives, and provide insights into the current market trends in Kansas City.

Next talk to other investors..

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.

Are you talking full replacement of all parts?

Talk to a lender, learn about the local rent market, and ask a money expert for help.

Talk with the lender you are working with because you may need a second on the property to meet the gap of the money down and the purchase price ( you can do a second in this situation).