Set up some calls and find the ones that are experienced, personable and fit your needs.

I'm in the process of trying to set up multiple avenues of financing in the event i find a deal i can move on it. 

For purposes of discussion here, assume the HOA is well run, the annual operating budget is sound and the account balances for reserves are within the guidelines set forth in the most recent reserve study.  

By converting it into your primary residence you set on a path to convert some of the gain from tax deferred to tax free.  

We purchased a 3 bed 1.5 bath home, 1500 square feet on half an acre:Purchase price: 66K; 20% down paymentRent: 850.00PITI: 390.00Vacancy: 10%PM: 8%Repairs: 10%Cap Ex: we have a separate account set aside for this that we fund ourselves and contribute to monthly.Rehab costs: 3K (paint, flooring, cleaning)Monthly cash flow: 222.00Cash on Cash return: 16%I'm happy to have our first deal done.  

So 2-3 months go by and were all set to close in 2 weeks or so and it turns out he gets denied by the board.

Most investors want up to 125k price range with an arv of up to $150ish...If you like, give me a call to discuss, and maybe we can set you up a search such to where you are notified immediately if properties come on the market and then if you find something we can go look at it for you...

You can also set up Keyword alerts" for phrases like tax liens. 

If you want to manage it yourself, get a merchant account set up so you can take credit cards and plan on spending the $800/yr on HomeAway or VRBO to be included in searches.

or is the 3.5% set in stone