Moment she reported I replaced the fridge and later found out it was lose neutral issue which electrician fixed and installed grounding. she cancelled twice the appointment before we could get access to fix this.5. its a 1950's build house so it does not have grounding, i needed to get into home to fix the grounding issue for all outlets.

Did you face any unexpected challenges or restrictions from the HOA?

My goal was to as accurately forecast the cash flow on the property as feasible but I do believe that you should try to anticipate the unexpected which is why I also analyzed the property including PM fees.I also realize if you put enough down you will cash flow which is why my post explicitly indicates what I put down (75% LTV which was the first time I have purchased at worse than 80% LTV). 

With 3% interest rates I would say hold and save up to cover mayor unexpected expenses and the reinvest.

Commuting for my contractors was a headache and unexpected expenses.

Just have reserves in case you end up with a non-paying tenant, vacancy, unexpected repairs, etc.

The seller wanted a super fast sale to pay for a large unexpected expense.

Moving outlets or plumbing, permit.

There can always be unexpected expenses.

I have sufficient trade lines as well but little cash on hand as funds are tied up in the deal due to unexpected rehab costs outside the rehab loan.