If HOA by laws state past due owners are responsible for all late fees and legal expenses for collection hire an attorney to go after the past due. 

. ;-)If the seller tells their agent not to bring certain types of offers to them, the agent is obliged to follow their instructions.However, I've also been told that an agent has a fiduciary responsibility to present all offers if not told otherwise.

My goal is to gain a solid understanding of the process, master deal analysis, and ultimately close my first deal.Right now, I’m focused on learning the basics — from finding motivated sellers to building a strong network of cash buyers.

If you have a solid ARV AND a great GC / team that you trust to do good work, consistently, and can stick to the timeline planned, even with hard money you will still make money at 75 or 80%, albeit a little less than at 70%. 

Don't be afraid to present a low offer, but have a conversation and provide a solid case for why this is a fair offer6.)

Solid cash flow from day 1.

I am making completely passive cash, while also seeing the value of my portfolio increase with no headaches or management responsibilities that usually come from SFR ownership.

I have yet to get a response as to how to proceed.

@Robert MedinaI agree with @JD Martin that you’re in a strong position with $600/month cash flow and a solid equity base.

If you find a solid, boots on the ground realtor/PM who has experience in the flip business you should be fine.