Lack of participation by members and some red flags that leave me uneasy led me to become more informed.It has recently come to light our HOA has not been paying bills.  

And since I am a bit of a newb, did you use a questionnaire or a list of prioritzed questions (which may just be 2nd nature to you at this point) that you could share when talking to the sellers to determine if you had a great deal?  

The property is in good shape, just needs some light updating.

Most seasoned investors will let the listing agent double end the deal as the lisiting agent by human nature is going to push their buyers deal through because of great compensation, not that that's what should happen or is ethical its just human nature taking hold.So yes if you want representation get your own agent to write the deal no worries.

They are natural guard dogs, so think before you enter. 

Also, LLCs are perpetual in nature, unless you put in a end date, the LLC still exists.

I am just over a month into this project and the first month was mostly design, architecture, hard bids, selection of subs, and selection of finish products (cabinetry, toilets, sinks, faucets, etc.).So you can get an idea of what this home looks like at purchase, here are a few before photos:And here are some photos during the demo stage:This last photo is the great room where we are framing in the open beam ceiling to allow for new can lights and new drywall.

That shed some light on the situation..

In addition, I'll have to have some trees taken down that are too close to the house (dead ones) and am spending some money on smaller fixes that are adding up (new stove, light fixtures, blinds, etc.).

Small update here,Here are the finished counter tops on the other side of our kitchen, next is back splash, under cab lighting and pendants.