Pro tip: take particular care to cover book shelves—removing dust from our books was one of the most time-consuming cleaning jobs we faced. 2.Pack as though you will be travelingThink carefully about everything you will need over the full duration of the renovation (plus the inevitable extension) when packing.

As for over-leveraging, so long as you retain around 30%+ equity in properties whose rent more than covers all expenses (including up to 70% LTV), would you really (need to) worry about that level of debt?

I aim for 3 months cash in reserves to cover emergenices relative to the property.  

That would seem to be the easiest, cheapest fix to this.Or, if the buyer/agent objected to the specific wording in the letter (perhaps because it did not cover the issue sufficiently) ask the HOA to rewrite it.

Also, through normal economic cycles—I would think a stock market correction may be naturally occurring in 12-18 months so I can accept a modest returnI only have exterior pictures of the property which shows it as “fine/livable”.

If you are covered by an employer sponsored retirement plan (i.e. the Solo 401(k)) your income level may prohibit deductions for IRA contributions.Here is IRS info on the topic:https://www.irs.gov/retirement-plans/plan-particip...

@Chen Zhou, thanks for sharing the picture.  

Banks have "Loan Loss Reserves" set aside to cover the difference. 

Our E&O insurance is covered by a transaction fee we pay which is reasonable. 

Here's a blog article that covers many of those sites that may be helpful to you: How to Determine Fair Market Rent.