I always do a conservative NOI calculation ... you can say thumb rule - gross rental income - gross expenses (Taxes, repairs, HOA fees,staff, emergency maintenance etc etc.) 50-60% write it off as expenses of all sorts.

I met with a real estate agent who said the HOA fees included pool maintenance.There are four condos for sale, all in different buildings, and one was still setup as the model and hasn't ever been moved into.

HOA liens?

There are usually deed restrictions that determine what types of residential properties can go in, what the set backs are, the height etc..These act as de facto zoning boards, and it tends to keep the commercial business on main thoroughfares and highways.I tend to buy in the suburbs (~20-25 minutes out of the city) which all have deed restrictions and pain in the neck HOA's.

There is a lawsuit against the HOA which started a month ago and we didn't know about it when we listed the house 2 weeks ago.

I know on sites like Zillow and Trulia you can search for sale by owner listings and it will list the tax and hoa fees and what they cover.

I went to see a condo here in Orlando, there are hoa fees.

HOA fees are primarily maintenance and reserves.

Your family is probably paying for that through monthly or quarterly HOA/POA payments.

They are all two stories, and share a common pool, all are provided; pest, water, and lawn service through HOA.