I have a finance degree, but its WAY overkill for real estate.learn efficiency ratios and time value of money, which are both simple, and you'll be more savvy than most RE investors I know.

I am a finance professional and my goals in the first 12-18 months are to educate myself in this field and gain the confidence to get into buy and hold residential real estate investing-- at least that is what I think I should be doing (for now). 

If desired, contact FHA 203k consultant to prepare a final SOR."

Not sure how much your paying for land, but with a final value of $275k, I would personally not do this deal.For perspective, my last two deals worked out as follows;1) 3/1.5 duplex, 2450ft2, total cost $200k, pre-construction appraisal value $223k, post construction appraisal value $216k, $39k of cash stuck in the property at refi (75%LTV), sold 10 months after completion for $245k2) 2/1 duplex, 1780ft2, total cost ~$179k, pre-construction appraisal value $230k, still under construction, estimated $10k (my construction loan is for $172k) at refi (75%LTV).

It's a fine line sometimes but if you disclose that you are licensed it isn't a big deal.

The parcel is zoned single family agricultural, but is in a gray area of being grandfathered in. pre city incorporation construction so the county shows it as a 2 building 1 parcel, city would want evidence from the county and to make a final decision. $125 and some foot work and we would have an answer.The seller has a mortgage recorded only a few years back and we estimate they owe $126k, they are selling for $149k.

Is it legal for the HOA to issue a fine for something as vague as this?

The last painter I hired, which granted is a fairly modest job compared to what many contractors are doing on your major renovation projects, my dude gave me copies of all the receipts + a summary of receipts page, as well as a bill showing his hours worked and hourly wage, and a final piece of paper that literally had $Parts + $Labor = $TotalBill.I felt that this was uber transparent and really appreciated it.

Throw in some damage, uncleanliness and a final utility bill that hasn't come through yet all in a 14-day deadline and that's a pain, too.  

Maybe you don't know RE but you're a finance whiz or a design whiz.