I'm debating on whether or not to get it.

They may only review architectural and other change requests at their monthly meetings, in which case, you will have to be prepared to carry the property for a month or three while you wait for the next meeting and they debate whether or not to let you do what you want, and the terms they will require, before you can even start. 

I am debating between building a SFH or small duplex preferably to hold as a rental.

This is a classic question on the forums and as a general real estate investor debate.

@Ann MacMillan - I have talked to many investors about this rent vs. sell debate.

CAP rate has been debated so many times.I hate debating; so I am going to simplify the explanation.Think of cap rate as P/E ratio; when purchasing a stock .eg. 17/1 P/E ratio on a stock means you are paying $17(P) to buy a dollar(E) return from the company.

I've studied REI since I was a senior in HS and know the basics of REI. for the moment I am unemployed because I had to take care of her until her passing and now I am debating on how I should invest. the Seattle area is very expensive and 30k won't go far with cash so I would have to get a loan and go back to being a pool boy to house hack or BRRRR in my local area but I really hate working for other people. my 2nd option is to look out of state and find something i can purchase with 30k cash and the get hard money for rehabbing. im really stuck and don't want to throw away my Grandmothers legacy so I would really appreciate any advice on what you would do in my situation, thank you all!

I have been debating on getting the "Home Repair and Remodel Cost Guide" has anyone used this?

I am closing on a property next Tuesday (god willing) and I am still debating how much to rehab.

I'm debating doing pet fee instead of pet deposit but i honestly don't mind giving back the deposit if it turned out the pet does not do any damages after one year, ill be so happy i won't mind at all giving it back.