Also,  have the sewer scoped before sending out and any other maybe big ticket items?

If the individual property owners cover the big ticket items for their unit and the HOA is only responsible for small amount of maintenance, then I wouldn't be worried about the lack of reserves.

I want to stick to the Raleigh-Durham area because I have a friend down in Durham that can be my eyes/ears in the area, and it is an easy flight from Boston.Sorry for the long post, but I wanted to give sufficient context.

In MFR, I know some folks who have cameras on the common areas, and ticket their tenants with video clips to prove it, for leaving dog***t laying around.  

For example, when I took over running the franchise PM biz, previous leadership was so deep in the weed's with over 100 open maintenance ticket's and just a mess of things.

The low rate era, because the cost of mistakes and barrier of entry was lower.In this era, it's going to be the flight to quality.

On top of that, we add an average price per big ticket item.

Insulation, drywall, flooring, and of course the big ticket items like both bathrooms and the kitchen. 

Low ceilings were tough, but you should have seen them trying to board that Delta flight out of Portland.

Just another example of how the Emotional Support Animals are an example of people abusing the system.American Airlines passengers’ shock as traveller takes miniature HORSE onto flight. https://tiny.iavian.net/uucl