For the flooring through the house we are deciding between more of a natural warm wood color (similar to High point chestnut) vs more of a light grey (something like brushed oak taupe). 

HML by it's very nature is private.   

Price: Most of us naturally shop for the lowest/best price but is it always the case?

By nature, concrete cracks due to hydration process. 

2) Appreciation: your management team will exercise the value add component & spruce up the units on natural turnover.

Offer them a cut off of the back end with no skin in the game but time and reputation.

If borrower doesn't bring money to closing you as lender lent too much ... borrower doesn't have skin in the game.

We have one STR, and it really is about 2hrs/week of work, but it is constant nature of the work and mental load that is wearing on us with managing one.

I know the HOA fees can eat into your cash flow in some case, but I also know it saves you on cap x due to the fact your not having to deal with roof repairs and things of that nature.

You mentioned being worried if your tenants don't pay rent.....you should look into one of the cool products my company offers called rent assure, where basically you can take out an insurance policy on your tenant so if heaven forbid your tenants did default that you would be able to get reimbursed.If you build the right team around you a lot of those worries naturally go away.