If I proceed with a townhome/condo, how likely and how often in the past have HOA costs increased? 

In California you also have to worry about rent control and not violating the rent-increase caps for your jurisdiction through new utility billings on a preexisting tenancy where utilities were previously included.The cost for third party billers is minimal and they'll help you get your arms around all this if it sounds too complex.

At this point, the property exhibits completed updates, increased revenues, and appreciation.So, the best use of investor capital is to sell the property so that they can seek their next investment project.Once the sale is complete, investors get your original capital back, plus a percentage of the profits.While slow & steady cash flow can be nice, selling the property allows investors to multiply their equity faster over time

I haven't shopped around yet, but I imagine an umbrella policy for the pool would increase costs.I do have a smallish home maintenance fund saved of about $20,000 so could sustain any unforseen expenses for a tiny bit. 

By completing it to my standards What was the outcome?

I upgraded the flooring before the developer put the cheaper standard laminate.

How much will you equity increase compared to your rehab and holding expenses. 

Hi Amber - there are some key determinants to increased revenue here on the Grand Strand.  1) an elevator if greater than two stories, 2) proximity to the beach, 3) a pool, and 4) a jacuzzi or spa.  

I think a more prudent (and achievable goal, not to mention far less financially risky) would be to start free classes/seminars to teach them how to delay gratification, increase their education and earnings potential, find quality and affordable child care (perhaps creating a "swap group" within your group for free trade-off CC), learn how to properly manage finances, and all of the other tools needed before you can even begin to invest in real estate.

Hey Mark, Our property management company uses it and it has been a great tool to increase efficiency for showing properties.