I generally advise innocent FTHB types that they need a realtor to represent their interests, but yes since we're dealing with someone on average more likely to be a shady character to begin with and this is BP... if you want to swim with the sharks, go for it.

We've actually backed away from this character.

My downside right now is I have more debt than I'd like (doesn't everyone lol) and no money in savings due to a recent trip for a family funeral.

After that, if you're serious, make a trip out.  

When he balks, explain that reaching an working agreement is far better, and less costly for all, than incorporating an HOA, and that you are trying to avoid a trip to that station .... which may become the only (un)workable resolution if he continues not to participate.If he believes you are serious about forcing an HOA upon him, he may budge before you waste any real time or money.

I am looking for a kick *** agent who may have some off market or other great deals for us to look at during a short trip down there.

He apparently tripped and broke the pedestal portion in half (not sure how you break one and not the other).

Take a trip and network at these meetings to find reputable contractors.

I'm personally not very familiar with it other than a few short trips, but the area seems better than Germantown/Gaithersburg.

It is an older home built in 1942 with tons of character.