Don’t know GA law, but typically yes, no court judgment is required.

Is it then taxed as all 'recapture' since that is typically 'due at sale' (as in seller financing situations) or is is 'prorated' as part recapture and part capital gains?

The grass was long and the shrubs and trees had grown into many parts of the chain link fence.

What would be a fair typical rate the investor would offer ?

If I got with Agent Y, and his clients opt out...now I have to put the property back on the market, and will typically get $10-20k less because my listing is now stigmatized as the public will believe something is wrong with the property.This is why I am hired, and why I am good at what I do, because I know Agent X is going to close. 

I'm really interested in your all opinions regarding condos and associated HOA fees, versus the typical SFR or MFR property. 

A private money lender is a private individual you know or have a relationship with such as a family member friend, business associate, dentist, doctor, etc and they are typically not licensed, they are not advertising or looking for you, you need to find them.

The so called Gurus in this industry are typically Information Sellers.....they have info (either general or specific) that they may, or may not have written themselves and they sell that Information in the form of a product (books, downloads, seminars, etc).

Now, $5 doesn's seem like a lot of money.. but what if we run it over the course of 1 typical week. 

I will add the fact that there are things you need to keep in mind when it comes to the HOA fees, Never go with high-rise buildings because those common area fees paid by the HOA will kill you, I typically look at Garden-Style or 4 stories and below, I do have one property that's in a 7 story building but the fees were still fairly low.