Budget 6% for selling commissions.

The most successful real estate investors are GREAT at budgeting and saving.

The water is likely going to be the most variable too, so more difficult to budget in.  

I don't know the budget details.I don't know if any of these will work but I hope your deal goes well.

Budget out non-essential expenses to get started if needed.Then I would help pay my child's reasonable in-state tuition with property cash-flow.  

That is IN ADDITION to what I budget for actual repairs, which is typically 5-7%. 

Account Closed sounds like mostly cosmetic, should be doable for your budget, assuming mechanicals/roof are good to go!

You can usually find the problem areas by walking the community and looking at the common area roads, fixtures, roofing, etc.Also, some HOA's raid their reserves because their operating budget runs high (e.g., high water and gardening expense due to too much landscaping).

I even reached out to the proverbial "angel investor" and didn't have luck, as he is starting a business and needs his capital for his own venture.My property cashflows a few hundred dollars with very conservative and overcautious expense budgeting, even still cashflows assuming very unfavorable financing terms (100% LTV at 10% over 30 years).

What would you experienced Investors or Wholesalers do with a $1500 direct mail marketing budget?