Don’t work with people who don’t value you. 

I think many investors are going around that rule in Baltimore City, so I assume they are doing it in other counties.Not trying to pick on you as you are 110% correct and understand you are just reporting the facts on the ground, just I think the logic about this, about “off market” deals is kind of off, like there are plenty of ways to make money skirting the rules, taking advantage of old people etc, and there are more profitable ways than real estate to do that, at that point your not really a real estate investor, your just someone making money not playing by the rules of your competition and taking advantage of people, which to me shouldn’t be considered “a real estate strategy”

The people looking at one bedrooms are folks moving up from hotels - essentially homeless people.

Hundreds of websites allow people to create fake paystubs, tax returns, W-2, bank account statements, and more.

Welcome to BP Jordan,These forums are a great place to learn and meet people, whether you're just starting out or you're a seasoned investor. 

Of course seller financing will work with some people.

One thing to remember when you are getting into RE investing is to have your team of people or as Brandon Turner from the Bigger Pockets Podcast calls it your CORE 41.

I've met some great people through Alan.Happy to connect with you as well if you'd like to grab coffee!

Given your time constraints, you'll want to spend a lot of upfront time figuring this all out, to avoid even more time spent in the future trying to fix a mess if you choose the wrong people to deal with:)PM us if you'd like to discuss more about doing this the right way.

Yes, as most people have mentioned, lots of HOAs can be challenging for investors.