However, I personally don't really like Hoa property as a rental property due to the strict guidelines and possible "special assessment".

If you DO NOT intend on occupying the property; i.e. you're strictly an investor, then do not follow this advice.  

Strictly enforced.Advertised price is for no pets.

Its strictly networking and no pitching of any products.

You won't be bound by strict FHA appraisal standards (which have actually loosened just a bit in our area) since your buyer will be going conventional.  

In IL, when the redemption period expires you (the tax buyer) have the right to obtain a tax deed assuming you have strictly complied with the IL Property Tax Code.

i agree what you are saying about the 90s till say about last year, but I am finding prices decreasing in some of the trendy pockets.regarding the duplex, you are absolutely right i would need to find the investor as an exit strategy and I dont really look at it as anything other than a "cashflow"... im a long term buy hold investor I just want to build equity over time and dont get into a deal that isnt cashflowing significantly to a point where it makes sense for me.Are you strictly doing wholesale or are you actually investing as well? 

you will credit the fee to the first month's rent.Other than that, you will regret it if you're not strict.

I was also strict on the rent due dates.

I own a condo in uptown, I think its a great area.However, many condo associations have strict laws in terms of rental numbers.For example, the condo I own went to 80% owners and 20% renters a few years after I purchased.