The market is very hot right now and find those deals aren't easy (good luck with the 1% rule) but you will probably be able to find closer to that. 

Any one who guarantees any type of return is surely not compliant with SEC rules, guidelines and regulations

SEE if your HOA rules say any more than that, I bet they don't. 

You may already know but make sure that your primary lender restricts that. 

https://www.nbcnews.com/business/economy/congress-just-approved-bill-dismantle-parts-dodd-frank-banking-rule-n876516

A good rule of thumb to be safe is to wait until their current lease expires and then implement your rent increase to whatever you want (of course justifiable according to your specific market rents).

I figure the way they probably get around the SEC rules is by introducing you to the potential partners so you may become "friends."

Don't rule out wholesalers just because the ones you talk to were bad. 

Hey Blake, I'm a complete and total newbie, but a book that has helped take steps towards my own financial freedom and helped me decide to commit to it is Grant Cardone's 10X Rule.

"The multiplier", meaning the 100 times I mentioned (which is often referred to as the 1% Rule) vary by which property we are talking about.