Been looking at a nice condo unit in a very popular location that isn't selling because the property is too loud. 

However, I have the urge to sell and 1031 the proceeds into 2 properties. 

Have it done by a licensed GC and if a buyer gives you problems because you don't have permits, you probably don't want to sell to that person anyways.

I would recommend networking with some local investors in Texas who could give you unbiased feedback (not someone trying to sell you anything) and 3 to 5 property managers.

Fix and Flip: Purchase distressed properties, renovate, and sell for profit.

https://mioym.com/Who are you planning to sell your fix & flips to in the Detroit area - investors or owner-occupants?

But it could mean you get stuck with a beat-up POS you have to sell yourself to get out whole.

To be assumable you need a purchase contract with the owner, settlement statement/payoffs to show your down payment makes any sense against what is owed.If the HOA really succeeds, you will see that a Board member is miraculously on the transfer sale deed...The HOA cannot sign a contract to sell to you (they don't own it yet).

Are you selling for $2.4 or netting $2.4 after paying off a mortgage?

Facebook marketplace or even a "buy/sell/trade" group within Facebook could be a great spot.