Appraised at 505k, the HOA fee is outrageous and I have a great property manager but she isn't cheap and I am cash flowing around $2000 a month.  

Does anyone have a referral for a low cost/flat fee RE attorney to file a quitclaim deed with Walton County?

I am not sure if they do this in all markets but here they give a break on management fees if you have multiple units under management.

There are a LOT of people out there who do lend EMD but rates & fees are crazy high! 

Typically our lending partners programs are as follows:Rates: 10% to 14% (Most Deals are 12%)Terms: 1 Day - 24 Months (Most Deals are 6 months)Fees: 2-5 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $200,000 we charge $2,500 minimum)Max Loan: 65% of After Repair Value(ARV) 100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 10 business days)We have private lending partners throughout the entire United States that cover the following states: AL, AZ, AR, CA, CO, CT, DE, FL, GA, HI, IL, IN, IA, KS, KY, LA, ME, MD, MA, MI, MN, MS, MO, MT, NE, NV, NH, NJ, NM, NY, NC, OH, OK, OR, PA, RI, TN, TX, UT, VT, VA, WA, WV, WI, WY.

A few things that come to mind for me:-I wouldn't put the cleaning fee as a monthly line item at $400.

For example, (1) are you being charged points for your quoted rate, (2) do you get a no-fee interest rate float down after locking, (3) does the lender offer a no bank fee refinance service in the future, etc. 

Once you're pulling in $15-20K a month in passive income, which is pretty solid for most affluent folks, you switch gears.

.- You might need to pay an annual fee depending on your state- When you pass away does the basis reset when your kids receive it as an inheritance?

If one doesn't pull permits and the garage conversion is out of code then its very likely that the property won't allow for typical financing such as fha, etc.