So although you have HOA dues, sometimes it isn't enough and you don't have control over that cost (if it goes up, special assessments, etc.).2.

I have a management company.

If I would have known about these earlier I would have bought less personal real estate, but again it depends on your goals of leverage, building wealth, risk, and your overall perception on how to handle your money.      

But lately have had a hard time finding anything to BRRR or even with enough skin to flip.

To be honest, all of them work, it just depends.What I have been learning over the years for me is I prefer 2-4 unit properties.

I have a cellphone with unlimited 5g through AT&T.

I suspect they are using someone else's identity or hiding something negative from their landlord.It is not uncommon for people to have good credit but still have an eviction or other problems with a previous landlord.

Have you looked into advertising as a co-living LTR, or as a 'business to buy'?

You could simply sell it, or have you considered doing a mid term or short term rental? 

Does anyone have any resources or contacts where we might get some guidance?