Staged homes spend half the time on the market compared to non-staged homes and they regularly sell for about 6% above the listed price. 

Even in non-super lien states, 90% of the time, the HOA will still try to get me to pay HOA dues owed by the previous owner.

I would not personally ever invest in a property that did not have all separate utilities in light of the potential misuse/abuse  and non payment issues that will definatly arise.

In non humid areas like Montana the Swamp coolers work fairly well.

Most coop (and that particularly true for non Manhattan coops) are practically companies ran by unpaid volunteer amateurs...a coop is a company which own a building and then lease it's unit back to shareholders...in many case you'll have a school teacher board president with an art director as a treasurer...great people with very little experience in running a company...5.

Cleaners come at noon and use the keys in the lockox and are done by 3pm. 

If you buy a property for $180k with an ARV of $300k and you ultimately want to refinance after rehabbing to pull cash out for another investment, you will likely only get 75% LTV, maybe 80% LTV, depending on the lender (unless you go with non-conventional lending), which leaves you with loan of $225k - $240k.

@Chris Mason I have seen many places online that seem to think it is not an issue to co-borrow on a regular FHA loan..https://thelendersnetwork.com/non-occupying-co-borrower-mortgage-loan/https://themortgagereports.com/ask/285/parent-with-current-loan-borrow-occupant-for-childs-fha-loanAm I just reading these wrong?

But when I went to get a mortgage it came up: $2600 / year (non owner occupied, which pay the highest rates).A quick call to any insurance company can confirm the flood zones

The SEC is a significant enforcement agency and you want to be on the right side of the law.Make sure you know the rules around contacting accredited and non-accredited investors, rule 506(B) and 506(C), and multiple other solicitation rules.