As far as you saying you don't know if it's in an HOA, it likely is, given how you described it and that shouldn't be hard for you to figure out just by looking at a Google Earth map (sometimes the name of the community will appear), or pay a local person off Craigslist to go drive it and find out the community name, take pictures of the lot, etc. 

Have you ever noticed that people can send you a picture of themselves and then when you see them in person you think they look a way different?

It seems like if I could put together 3-4 people who are interested in the same deal, and get them to pool their capital together on a flip, you would lower the per-person risk, you would allow more investors to enter the market. 

I personally don't mess around with landlording and loans any more.

It is essential to build relationships.

@Munjal Adhvaryuare you able to travel in person to your target market to build a team and look at properties?

Call the city development person and see if you can find out what is driving the growth and if they expect it to continue.Maybe it is a great bedroom city and lots of people commuting to Birmingham?

Cash flow not primary focus for at least another 10 years but rather asset value growth but would not want negative cash flow.Anti-Goal: Not risk personal assets, no stressful work, not very handy to do much work myself.What I am looking for:1.

To further complicate the process, this demand notice must now be attempted to be personally delivered to the tenant two separate times, on two separate days, before it can be legally posted upon the property.

Always remember that this is a business relationship.