That sounds like enough cashflow to easily pay back a private loan of that amount. 

I guess I need to crunch the numbers to get a handle on the return versus cost. 

As a wholesaler and realtor, I can do the same for youAlso, I handle alot of private lending deals offering returns of 10-14% per deal, sometimes less than a year

Let's make sure to stay in contact here on bigger pockets, I'd love to see any advancement on your guys part, as well as share any info we can for you in return. 

BUT do not pay off the HOA Lien unless you can do this because you will just be putting out cash and getting nothing in return, except a lien that may be worthless when the bank forecloses. 

Using the 50% expenses "rule" (which doesn't include mortgage), plus mortgage, the return per door looks to average ~$285/m?

I can unload my investment with the click of a button get about 10% return.  

Many landlords will list a property months in advance of when it will be vacant so they can have applicants lined up to fill it quicker...so this can easily skew days on market high for rentals.

Well, You should be able to find fix and flips that have 15-30% return for just one property, if you do 3 per year, than the answer is Yes, you can make 30-40% APR or more.  3 properties at 10% in one year would get you 30% APR.  

I could give away 1000 cards a day by just handing them to random people, but I would see virtually no return for my time and effort.