In other words, I'm wondering if all HOA fees should be considered in excess of the maintenance-vacancy-CapEx calculations, or maybe all of this just a big gamble.

Good stuff.As to the idea that all or most of the loans reviewed are in excessive default terms - that is indeed the problem with the second lien street level investor arena.  

@Bryan Otteson: With a Solo(k) there are either one of two requirements to completed to satisfy the accredited investor(1) The plan participant (i.e. you) are accredited; or(2) The plan itself is accredited --- this means that the plan has assets in excess of $5,000,000 and the trustee is a sophisticated personThe definitions can found on Code of Federal Regulations Title 17 Section 230.501 and Section 230.506(b)(2)(ii).Also the firms that you are interested in investing with should be able to provide the clarity that you are asking for as they are the ones who have to document all of this...

I don't think about vacancy or excessive damage because that hasn't been my experience with tenants in A/B class...so thank you for putting that into my analysis.  

It seems excessive how much a management company charges for short-term rentals, and will be hard to resist that extra 40%, but I guess if you had quite a few rentals then it would be worth it.

., you won't experience rent controls and attempts by the government to regulate rent in certain areas due to the housing affordability crises experienced in those areas.Despite the US claiming to be a free market for instance, some mergers of companies in the market place often have to pass regulatory approval -- to prevent excessive concentration of market power in the hands of a few firms that can result in predatory activities that can prevail in such an environment.

The purchase price is well in excess of the rest of the homes on the block, however not in excess of the remaining historic neighborhood.

The market rent growth of 4% to 7% is in excess of the rent control cap of 3%.

Hello @Kimberly Harten :It seems that you could make the down payment on the contract price of $120k ($18k), then once you close, re-fi at the ARV to extract your equity or get a loan on the excess equity.Bob

After maxing out my 401k ($18k) and our IRA (2x $5.5k), that still leaves $24,722 in excess to put towards our mortgage.