What kind of occupancy issues are you having? 

But a 1 year lease is common in my area, and hopefully the screening process is what gets you "mostly" very good tenants. 

That seems pretty clear which is why it's a common point in contracts, "applying for financing" is specifically measurable, if they can't prove to escrow they applied by a deadline specified in an offer then that should be a pretty clear breach and the EM should be collectable by the seller. 

So, Decide which kind of investor you want to be (SFR, Commercial, Land, Tax Liens, Passive, HML, Multi-Family, Notes, Fix & Flip, Buy & Hold, "Subject To", apartments, duplexes, assisted living, REOs, Foreclosures, Short Sales), etc.

I less this is one of those somewhat common land lease deals up in the northeast, I know of no way for someone other than the land owner to “own the house”.  

- what kind of repairs are not being done by the hoa?

Airlines can deny a person certain kinds of emotional support animals.

This kind of arrangement can be very good if the market is right. 

If the tenant still owes money to you, then send them a kindly worded demand letter to their last known address.

It is common practice to raise rents to market rates.