The contract comes to the closing date and it passes then there is no more contract.

You need to do an independent review of the sold comps, DOM, and the finishes you need inside to get the ARV you see.3) When projects pass the paper test and pass the number tests, then you need a GC and an Agent or some kind of designer, who have already looked at all the comps, walk the space and put together a budget that works and that will get you the number.4) Now you need a good relationship with a money source. 

Personally, I wouldn't spend money on an attorney because 1) I think the covenants/restrictions can sensibly be used against STRs and 2) because the HOA potentially has deep pockets if the officers decide to fight because they can pass the cost of the fight to the home owners.I would reach out to the officers to get their sentiments and to plead my case, and I would start building my case with the other homeowners. 

DM me and I can pass her number to you.

The point is to profit by finding a great deal on a property, then passing the deal on to another investor willing to pay more.

Any costs being passed down to the owner is communicated and approved by the owner.If you're questioning your relationship with your PM then it might be best you consider other options.

For the rare residential deal we entertain, we require either MAI or SRA designation.  

You then pass the $35 per month cost onto the tenant and all future leases.

Explain to them your plan and see if it is something that would be entertained and if so what the process will be.

do I now Request for Tenancy Approval (RTA) form so HUD could come inspect the property and starting collecting rent (assuming inspection is passed)?