Would a plank with an underlayment handle it better (would increase thickness) ?

That can be increased if needed.4.

Now the increase in fixing cost, re-appraisal, the offer (VA loan), and the supply and demand of market suddenly change.

- monthly dues / trajectory - how often increased?

I am looking to put down as little as possible to increase cash on cash return and have money left over for reno.

I'd even be willing to make a small wager that honestly reported he is making maybe 2- 3%/ year on that property as an actual return if he hasn't kept up with rent increases. 

The exact nature of your legal situation will depend on many facts not known to me (us) at this time.

Voter-approved bonds can increase the 1% base rate, such as bonds providing funding for schools, parks, or other community services.

Shared tenant monument signs generally they do not have rental increases so the cash flow stream counted in the NOI diminishes year over year in value.

@Joseph Lee from everything I have seen Central AC does not increase rent, but from my experience, I do see it as important to pull the cream of the crop tenants, and I think it will add to your value vs your competition when we see a market shift.