The point was that with the HOA, I have a risk of losing my house and currently my HOA doesn't seem to add any value by enforcing the nuisance rules, though I've heard horror stories about old ladies losing their paid off homes because of the wrong type of flowers being planted, etc.The HOA doesn't seem to add much value because they don't currently enforce rules but at any year that could change if enough people complain and it could swing the other way.

Account Closed I bought a house in north Everett in all the wrong places back in the 1990's.

And it escalates.Whether she's unstable, or a small misunderstanding lead to you two getting off on the wrong foot, the resolution at this point seems very clear to me. 

This is while I am trying to analyze my potential first real-estate deal.Please correct me if I am wrong, but it seems to me that IRR is this wonderful single number which I can use to compare my RE investment to investing in the stock market or any other type of investment.

This seems logical if you look at a few years, but after >= 10 years, it seems wrong to ignore the effect of appreciation.Some areas exhibit more growth then others, so it seems there should be a more complete metric.A real-estate investment professional has showed me (among other things) the metric which was named "Cash on cash with equity build-up".

I've seen how brutal some of you are on the newbies on the forums.Don't get me wrong I can take it with the best of them but do remember this is a learning curve for us newbies

I thought I'd get bored listening to them...how I was wrong. 

What am I doing wrong?

Don't get me wrong, if I had my way, I would be buying apartment buildings and all the duplex's and triplex's I could get into in Southern California's wine country, just not savvy enough to recognize or structure those deals and make them happen.  

In addition, although, I may be wrong, I believe you can't accept an offer from an FHA buyer until the 90 days are up.