You are obligated to pay those dues and if you don't want to you should sell your home and move to a non-HOA neighborhood.It makes me sad, and just a little bit angry, when people who can't seem to pay $20/month have a new car(s), send the kids to ballet lessons, throw birthday parties and brag on social media about their vacations..  

As far as how I built my buyers list I would use social network sites, craigslist, meetups, and MLS research to name a few.My role with my current company is as a business development executive aka loan originator. 

I build social housing in Southern Baja and am looking for investors.

Either way, this is a social business, if you can list 100 people you know that you can approach about real estate (not that they would buy or sell anything, just know you can introduce yourself to them) then you would have a very good start as an agent.

You'll be amazed at how much can be found in public records.And don't forget to search social media!

Unless you want the RE commission on your neck, along  with a host of other agencies, I suggest you not use bait and switch tactics or false ads as Daniel suggested.Start thinking of RE as being a social business, it takes people relationships.

With an LLC you will also be adding self-employment tax paid towards medicare and social security which will be paid on all net profit of the corporation.

That being said I have a number of good low income tenants, the best are those on fixed income (social security or disability). 

In this case I pay a flat advertising fee per month which includes them putting out a sign, posting ads in local stores and bulletin boards, posting on their own website and social media and doing the local Craigslist (If I want anything beyond free advertising I need to pay for it).  

Most people want to be in a matching neighborhood and the same social bracket, income level etc.