There is a famous case in San Francisco a few years ago where a local couple bought the HOA property like sidewalks and streets, in an expensive neighborhood.   

I would meet with 3 reputable contractors off of google

Make them attend 3-5 12 step meetings a week and have them provide documentation similar to the courts.5.

Being totally new to this, I enlisted the help of a local realtor.

Being totally new to this, I enlisted the help of a local realtor.

I would simply get away from any large bank and go to a small local community bank that will cherish your deposit relationship..

You can list your property at the local Housing Authority and I think some have an online database of rentals, but we've never used that. 

Purchase price: $400,000 This was an off-market seller financed deal with a local investor who had owned the property for over 30 years!

Celebrate holidays, bdays, and milestones together.To encourage collaboration, support, etc, start every team call/meeting with having each team member mention a 'win' that they had recently as well as a challenge they're facing... with the right mix of people, you should see your agents jumping at the chance to share advice/info and cheer one another on.

The stream bed in question is small/ephermeral, and the properties haven't flood in 12 years, even when the local area has seen some massive flooding in the last decade.