Read Beginner’s Guide to help you get started: http://www.biggerpockets.com/real-estate-investingBest of luck on your REI journey.

I am currently lurking often and reading/learning as much as I can about real estate investing, specifically buy-and-holds.

I'm only bringing this up because you mention 1) rent is always paid on time; 2) neighbors have no issues; 3) The tenant's are hardly there (which means less property wear and tear) and 4) I will also assume becuase of the first 3 here, that your property is also being cared for...... seems like picture perfect Tenants.... 

She’s made all these accusations, which I don’t deem meritorious and I filed a response which anyone can access here or read below: https://drive.google.com/drive/folders/1JLyaqsu_mgRB87Dxr7AX...I don’t know what else to say.

You bring up a good point about HOA reserves as it is a "top of the list" concern and should be researched carefully.

Quote from @Scott Johnson: You're Welcome 😉IRS Publication 544 A great section to read is on Section 1250 Property, reminding us that land can NEVER be depreciated! 

Be careful back feeding with a generator.

If I am reading this correctly, your recommendation is to get the soils report and speak with a structural engineer to estimate a grading, retaining, and foundation cost.

....if not, I strongly suggest studying up on that topic.I'd also definitely suggest reading up on the risks of funding a rehab with credit cards--especially  if you've never done a rehab using credit cards, and especially if you don't have the cash reserves to stay afloat if things don't go according to plan. 

You can do it.You can read about this journey and our specific case study in the book - Lifetime Tax-Free Wealth: A Real Estate Investors Guide to The 1031 Exchange.A couple of suggestions - 1.