I am looking for guidance on how to find good leads (may be off market), general (and specific) things to keep in mind, and any potential experienced investor who will be willing to work with me for my first couple of deals.

Failure to do so can lead to large increases in your monthly assessment and special assessments that can be crazy under bad circumstances.

I am looking for guidance on how to find good leads (may be off market), general (and specific) things to keep in mind

As a matter of fact, we've been leading the way on some ridiculous ideas the last few years. 

I use Listsource for lead generation and I send direct mail to reach out to these leads.

Even if you painted them yeaterday people assume they could be painted with lead paint in an older home.

Also if you're doing inbound; Facebook gets super pricey and the leads are not qualified.

Tristam, you stated, "theft isn't covered, but vandalism is"Which would lead me to believe the property was not occupied at the time of the loss. 

This will lead you in the right direction. 

They offer a deal automater program, they claim to have mentorship and teach you how to acquire properties through leads and wholesaling.