Check your HOA Declaration and I'll bet it spells out how to dissolve your HOA.

Do you physically look at the property first or do you make an offer then look at the property?

of course if it makes you feel better I guess thats OK.. but it is hard to scale up.. lenders will balk at complicated vestings and will look for PG's anyway .... proper insurance is by far your best bet for asset protection. the next is dont be a slum lord.. so i look at 42 years of owning rentals and other more risky type projects IE construction   development etc..

The condos that will be going up near central ave should have an impact on the area I bet. 

For wealth preservation, I would hold physical gold ... commonly traded coins and/or bullion purchased from a reputable dealer at as close to spot price as you can get.

I researched acquiring physical property but found it was easier to use the SDIRA for Note purchases.

The safe bet...is to just park the money in a savings account until we are ready to buy (currently renting).  

If I was betting on this question I would say wholesalers as a whole NEVER give disclosures. if they are unlicensed they would not even know where to get the forms.One thing in Oregon.. if you do not give a sellers disclosure on a 1 to 4 units.. you can back out at any time and your EM deposit is fully refundable by law.so as a buyer I don't care they don't give me a disclosure I just have this info in my hip pocket if I want to beat them at their own game IE tie up the property then flake at the last second and get 100% of my EM back.

I would be more than willing to pay him much more than that to run the properties but he really wants to step back, and his body is breaking down from so many years of physical labor.

Tax Records, probably your best bet.