There were about $9K in back HOA fees due but the profit margin was so high that was no big deal. 

After an entire month of not being able to get ahold of him this summer, I contacted another roofer who said it was poor quality all around.

I am seeing more and more investors having difficulty selling their property and refinancing them since they are highly over leveraged. 

The best I know of (and we can do this) is 15% down, but even then in this high interest rate, high tax, high insurance environment it's really hard to get a property to cash-flow positively without putting a lot more down.

That plumbing bill or new appliance will generally cost the same, so higher R&M reserves, as a percentage of rent, are needed in lower quality/lower rent assets, too.

They took almost a year to rehab it and it's been sitting on the market at a high price since then.

The challenges include - Interest rates - that are as high as they have been in 20 years; property values - which have doubled and tripled in the past 3-5 years.  

I was using PayPal, cause instant and no bounce but really high fees

The wholesaler had it priced too high as he used comps from March.

Intrinsic quality, instinct, seeing possibilities all are critical to success.