I realize a lot has to do with low supply/high demand and income growth in these counties. 

Sometimes agreeing to a higher purchase price, with seller paying you after closing (most banks won't allow this)Seller financingHonestly the personal loan is probably your best bet, are you flipping this deal to an investor?  

If so, I would send the HOA a letter stating where they dropped the ball, and demand the full amount refunded or you'll exercise your right to go to small claims court and get double your deposit back.Hope this works out for you!

I do have a rental (Camden NJ) and a seller finance home (Glassboro NJ).

I recently read a good article on building new.The article was talking about there is a big demand for middle class people wanting to rent but no new construction.Most of what is being built is Class A.

There are so many tools to help buyers and sellers do a great deal of research on their own but most of it is off the mark and to have the in depth knowledge of a market or historical data, that is held with the agents and our systems.

I use Homeaway.comI started off below market rates to create demand and increase my 5 star reviews.I no stay packed and push my price to the higher end.

If you're buying from the MLS, and there is a lien on the property, the seller will not be able to sell it unless they clear it up. 

The 2nd home was appraised for much lower than it was being sold for and the sellers wouldn't budge, so we walked away from that deal.   

Of course, the landlord can contract the work out to the student, but that's on a separate contract.I've read stories of tenants that negotiated for lower rent in exchange for snow/lawn duties, then called up the landlord and demanded that they do it.