I know I'm not directly answering the question, but I hope I've giving you more to consider.

In commercial I stay busy with direct clients.

The biggest factor is not directly related to the HOA but other market factors.  

Use with caution.Self-managedIRA/401(k): Being that you've got a side business, your best option would be a Cehckbook401(k)- use it (a) to invest directly in real estate as a plan investment or (b) from which you could get a loan, as above.For helpful info:PrivateLendingIRA401(k)RealEstatePersons that are and aren't "disqualified"

Or did you pay it directly to the wholesaler?

The deposit covered the cabinets , and the labor he had in the job up to that point .

@Keila RosarioDeciding on market you want to invest in is first step..Finding a good realtor will point you on right direction w lenders.If you’re looking at a conventional loan expect to put down 20-25% down, if it’s a multi and you plan to House hack you might qualify for FHA loan and downpayment will be much less..

Places that are growing, Also, I'd do a quick few hours of digging on even zillow, and get some data points of highest ratio of average rent price/average sales price of SFH.This will get you pointed in the right direction to get independently informed...

July prices are lower than September despite seasonal historic decline every year after Labor day

Then, you can use that knowledge to eventually syndicate your own deal, or at least take a step in the right direction.