The unit might need substantially more than a window but I like the idea of it being negotiable so that doesn't bother my anymore.

This is the main misconception about insurance products " They only help the beneficiary” Insurance products if used the right waywill substantially increase your net worth and eventually other options.This post is for information only!

I don't have a height enough income to substantiate a loan for what I want.

You will have substantial tax savings all over the place.

We have suffered a substantial fire at one of our rentals, and the insurance company has written us a check for the damages and lost rent, and we are now in the process of selecting a General Contractor for the repair.The General Contractor we have been working with to date, who is also a preferred vendor of the insurance company, wants the insurance proceeds placed into an escrow account at their bank to insure the money is there when they have met certain thresholds.

However, these HOA fees often rise over time and can rise substantially if mismanaged/mishandled (greatly decreasing the price you could get when selling).

I have heard a cash out refinance can pull out a substantial amount of money from the house (I would need anywhere from 300-500k for down payments and renovating).

With that being said would a distressed seller like this mean a substantial likelihood of getting a lower offer than 24,000 accepted?  

Did not have enough reserves to cash out or substantially pay down.  

Based on that combination of factors, you appear to be thinking what I'm thinking, this guy has substantial untaxed income.Yeah, the HOA has insurance and there actions to date suggest they know they may be on the hook to some degree because their guy so strongly recommended him to us.