I'm interested in OOS investing but deterred away from Detroit due to that reason. thanks!

Likely the reason it cash flows on paper is due to a very large construction component that you might be underestimating.

My managment company has made more than a reasonable amount of attempts to get the HOA to have this repaired. 

My current W-2 and rental income(4 duplexes in my name) have me at about 35%DTI, I am about to add another multi-fam property and it would bump my DTI to 46% even though it cash flows $2000...Do people simply start buying in LLCs(DSCR) at this point for this reason? 

For house flipping, consider an LLC taxed as an S-Corp to reduce self-employment taxes by taking a reasonable salary and the rest as distributions.

No--the rental agreement could begin a reasonable amount of time after you move out.  

Definitely a very expensive lesson learned, need recommendations for a reasonable priced, good contractor please?

Does anyone have recommendations for good, reasonably priced countertop installers/fabricators who do work in the north/northwest suburbs of Chicago, specifically around Prospect Heights?

I felt a lot of pressure with the timeline of the 1031 and just moving to the area and dealing with all of the other aspects of being in a new place so I chose the first deal that seemed reasonable.

I won't go into all the details, but there always ends up being a significant problem in the documents I get or don't get, in negotiations, etc, and the trigger never gets pulled.For a variety reasons in addition to the above, including my wife's encouragement, I've decided to take a serious look at going the real estate route instead.