I also am not a fan of HOA as they have to much control and the rules can be voted and changed at any time.

Everyone joint ventured in a project is motivated to get it done so even if one party can't be physically present time sensitive decisions will be made and everyone informed.Let me know if you want any specifics.

The fact that the property is being flipped frequently gets caught late in the game by the lender (frequently in a quality control audit just before going to documents) which can burn a lot of you valuable time available under your purchase contract. 

Handshakes don't work and life long friendships can be ruined, especially with spouses involved and any perception of one not doing the exact same amount of work and putting in the same amount of money into the venture.  

I call it controlling the acquisition.

I wish you the best of luck in your new venture,  contact me if you need help or information.

To control risk, I want to put down at least 20% on my first property.Should I do multiple cash out refinances of my own home for each deal?

I hired a window company to replace them and usually find that hiring specialists is more time consuming (when building your team) but typically results in faster project turn-around and better control over each aspect of the rehab. i.e. fire the ones that suck without impacting other subs.

And puts the landlord in control. 

(Choose one)"own/control any property" ($500 "thank you" if you bring a buyer.