At purchase of the home, the "HOA" was only in effect regarding road maintenance.  

I get that hardwood is expensive, especially in todays market, so putting it in a room that doesn't already have it just isn't cost effective.

What are the easiest and most effective ways to see an improvement ?

:- You are effectively purchasing a note at par value which will immediately yield 9% interest (i.e. there is no premium bid like you would typically pay at auction)- Assuming you think there is an opportunity to eventually foreclose on the lien, by purchasing the lien in subsequent years it will keep the property off the sale list and therefore will keep other investors from contacting the property owner?

If your lease starts on Aug 1st I think it can be argued it isn't in effect yet and therefore you need to return all of the money. 

This eliminates all the annual LLC costs, the cumbersome work and worries about operating within the LLC rules and tax laws and a DBA saves thousands and thousands of dollars over a 5, 10, 20 and 30-year period.Don't let your ego get you!

I found Assessors cards on microfiche was sufficient to establish the use, prior to the land use regulations taking effect.2.

How do property owners of STR survive when a hurricane or other natural disaster wipes out business for a length of time?

So knowing it's all cosmetic eliminates all contractors.

I’m in north jersey so if your using this in Florida or California then you telling us your secrets won’t effect your market.