I've read and seen how hard it is , both emotionally and money wise, to take your HOA to court.

Stay away from condos/townhome developments as the HOA fees are krazy (imho) and you should be fine with your wish list. 

@Chanda Titus The deal looks pretty skinny.If you sold the property to a buy & hold investor at zero profit to you, they would only get a 4% annual return ( it may be even less depending on HOA fees)You wouldn't be able to flip this to any investor that I know. 

However, all four buildings are part of the same HOA, the HOA covers external maintenance on all the buildings, and the common grounds (parking lot, etc).  

But I have loved my condos as they rent really well, are in great locations that SFR's would be cost prohibitive as rentals, and they are so low maintenance (smaller, hoa takes care of roof, exterior, landscaping, a lot of pest, garage doors, etc...).  

I understand if you don't want to increase rent, but taxes go up, maintenance, HOA dues (if applicable), etc.

What's the property worth, what's the mortgage balance, how much is owed for taxes, what's the amount of the past due HOA fees? 

I have read my HOA covenants and nothing covers this situation.My market is very depressed now, and pretty much everything is selling below "retail" replacement cost.

Figuring in the HOA, the 10% PM fee (which only might come to $65), insurance and taxes, there's not much left. 

I dug deeper and found out the true motivation for needing to sell and stay as a tenant is that the HOA's are killing him and that the only reason he wants to stay in the area for now is so he doesn't uproot his son right before school starts.