We purchased the house when the housing market was at its peak(high 700’s).

Guy & Gal they were awful and totally out of touch how to relate to your aspiring investor with barely 10% down, high DTI, and wanting to be "financially free".

Many sellers asking ridiculously high prices to see who will bite.

The money comes from the HOA dues, but if the company mismanages the funds or has high overage and people not paying, the money in the account is soft which will make it harder for lenders to lend there.

Everyone is doing postcards, so you won't stand out, and regular folded letters just get tossed in the junk pile by default.Of course, this is all a moot point since you're operating in an incredibly specific (but high demand) niche.

What I see is plenty offered in the 6-8 cap arena, and a lot of high vacancy properties with negative cash flow.Wondering what other investors are seeing? 

Census.gov will give you (for any city/state) the population, median home value, median household income, median age, racial distribution and more. homes.com provide median income for that purpose.Also don't underestimate the power of perplexity.ai , this guy knows almost everything.

@George Baal I would recommend taking out the HELOC to start but given the high variable interest rate, I would then consolidate that debt into a better financial vehicle.

Insurance is highly specified to the situation, individual, property, etc. 

Cost for real estate here is high, I’m sure there are deals to be found in and around the area.