To effectively use the BRRRR strategy, the property will generally have to be fairly distressed in order to force equity and may not be eligible for conventional financing. 

If you don't like how they operate, no harm no foul, move on and find a company that suits your needs.

If she has an attorney it can take forever because that attorney will use everything including covid as the reason.So yes, better be a killer deal to deal with her and the  junk.I have dealt with this several times and legally it is hard.Other means are easier.I have several that work very effective but BP puts me in jail for a few days!!

There will never be a time when people aren't speculating about a bubble, but those two things are pretty concrete and will have an undeniable cause/effect. 

When you post a question like this, you are going to get advice, but it won't necessarily suit you until you know more of what you are looking to do.

I analyzed the DE market, new house hacking near a university would be effective for rent by room, and pulled the trigger.

I analyzed the DE market, knew house hacking near a university would be effective for rent by room, and pulled the trigger.

At purchase of the home, the "HOA" was only in effect regarding road maintenance.  

I have a 3/1 in Pinson with a huge basement enough space to make a master suite and some. 

I get that hardwood is expensive, especially in todays market, so putting it in a room that doesn't already have it just isn't cost effective.