It couldn't hurt to call a couple attorneys right away to see what they say in terms of cost and suggestions for dealing with this quickly.In terms of mitigating any legal issues with your tenant be sure you are documenting every conversation you have had with the HOA in terms of asking them to make the necessary repairs.

I had a couple of people suggest to me to sell my appreciating Bay Area SFH so I could acquire more "doors" and theoretically "cash flow" more with OOS properties.

I got rid of a couple properties too, but now I’m hunkering down and maximizing cashflow/operations.  

A great way to start is by attending RE events and joining a local investors association.

And now with rates being high, plus many areas overbuilt with new apartment buildings, I’d be careful with unknown areas, and also what you read in the media about “hot” areas, up and comers, etc.I was in a similar situation to yours a couple years ago.

Bookkeepers are fairly cheap, even good ones and should be able to setup for 2 units in a couple/few hours.  

Short of coming here and meeting face to face with them and come to a couple local REIA events to discuss, for those who are remote I would suggest getting into some of the NE Ohio REIA facebook groups to get some advice from locals.   

This is an old thread that was revived with the recent reply, and re-reading it now, I want to correct a couple things. 

I had a plumber inspect the furnace a couple of months ago and said it was in good shape.

I was able to check an old listing and it showed it as being 2 units instead of 3 and one bedroom/bathroom less than what they are claiming.Tomorrow I plan on having my pretty wife knock on a couple doors, hopefully she can talk to someone living there so we don't get something substantially different.