I cannot cover the difference in this case, so Im hoping they accept the counter at the lower offer.

We are reviewing leads every day and making at least one offer a day, however that is fairly new and are still trying to get one accepted. 

The cost is going to be less than 30k because I will build it myself but obviously the county won't just accept my "random" estimate, they will allow to estimate $123/SF of conditioned space and $22/SF of deck.The floor plan I was planning on building is coming at $37,404 (288 SF floor plan, 90 SF front deck), so my question is : shall I make it smaller to get below that 30k limit ?

If the unit is not acceptable after the re-inspection, the Tenant shall be advised that their lease will be terminated for failing to comply with the minimum standards.

To all of you successful investors out there, what sort of ROI is acceptable for you to go after a deal?

You can accept the whole amount or negotiate down to 50% of the losses.

Are you talking about putting in an offer below list or after your offer is accepted trying to renegotiate a lower price? 

I signed an acceptance of the offer but then I got a call from the VA saying they don't approve of sales to LLCs, has to be to individuals, and that they had the authority to cancel the sale as they guaranteed my mortgage. 

I bought the property 3 years ago and paid $500 for the appraisal.Should I continue shopping around while I wait for confirmation from the lender that they'll accept any licensed appraiser, or do appraisals cost $1500 now?

The HOA is probably going to have a whole load of BS regulations that you'll have to either accept or get around.