I agree with you that this may not be common practice in different markets, my experience with HOAs is only in the state of NJ.

Currently trying to isolate a market to settle into and focus on while figuring out why nothing seems like a good deal even though I keep hearing there are deals in every market (i.e., trying to figure out what I'm doing wrong while analyzing properties). 

The home appraised last year for 2.1m, currently on the market for 1.98.

I noticed the Chicago market has changed quite a lot since I started back in 2018.

I have been doing biz in the clev, markets for 10 years, 100s and 100s and 100s of deals, NEVER ONE in SH.

I see that your location is Hawaii, I'm guessing the short term rental market is awesome there, so perhaps you could be an in person, boots on the ground for investors on that front.

What city/market is this car wash in? 

In the past, I've found them to be good information for market insight and referrals. 

(with conservative assumptions on annual appreciation - 2%, and annual rent increase - 1%, as well as 5% vacancy/maintenance).I see so many people say they only go for properties with at least 15% cash on cash returns, which seems extremely difficult in this market

The markets regain sanity… I will be able to two properties to rehab with cash.. and have cash reserves… and equity…and cash flow.Possibly from the people who bought from the snake oil guy.I don’t mean to sound rude….