What is the best method of collecting HOA dues?

I'm looking for methods to improve an area / entire street to create a higher end pocket (particularly in C- / D+ areas). 

HouseHacking, a fourplex I've heard would be a good method.

What method do you use to calculate your replacement insurance valuations for your properties? 

What methods do you all have?

Let me know if you agree or disagree with my method any feed back is appreciated.here the sample report:

Therefore, this really is something you should be discussing with your CPA.The problem seems less about the nature of the first property's sale income, but rather that the second property was not purchased by a QOF.We can't do backward tax planning in this area.The QOF needs to be established before the second property is purchased, and there are several hoops you need to jump through. 

The typical equation is going to be: Taxes = Assessed Value x Mil Rate x A Certain Percent In my market, the counties use an easier method, it is 1.7%-2% of the total assessed value of the property and they recalculate at a sale, or during the next year cycle.

As a property manager I am (naturally) somewhat biased towards keeping a property and renting but agree wholeheartedly above.

Still, if you buy right and the numbers make sense, I don't think it will affect hard money as much as other methods of lending.