If there's rental restrictions or anything you don't like then you won't be wasting time writing offers only to cancel them after reading the HOA docs.The types of things you want to look for are obviously what kind of restrictions or rules on rentals, any lawsuits pending, and if there are minutes to the board meetings see if there's anything mentioned about upcoming major repairs or unbudgeted expenses that would mean an assessment or increase in your HOA fees.  

The Borrower has the right to prepay all or any part of the principal amount of this Loan, together with accrued and unpaid interest thereon, at any time without prepayment penalty or premium of any kind.

Hopefully, you can reach some kind of agreement before it goes in front of a judge.

I have a house that I was going to have the walls redone a few years back before a new tenant came in - the walls were heavy textured in kind of a Spanish stucco style, which is not common where I am nor really desirable.

Whatever kind of notice you have to give, you give, and if they don't leave you start eviction proceedings. 

I don't know what kind of 'creative' things you are doing but you are usually better off with the bank loan. 

I think your tenant is mistaking your kindness for weakness.

That will give you an idea of population growth and what kind of industry is building up around the cities.

Almost half of my portfolio has Section 8 tenants in it and as non section 8 people move out i try to move in more Section 8 tenants but i make sure my property manager screens them THOROUGHLY....not with just what's on paper regarding credit report, income and past criminal activity (If any).....I make sure my PM screens to make sure they have no pets, no evictions, no smoking OF ANY KIND and no felonies and we still get TONS of people calling...the biggest problem becomes picking someone from who is left.   

Vermont is a terrible state to be a landlord of that kind.