I have learned and improved from every deal i have made.

But it should NOT be commonplace.Look for 2.5-3x rent. no evictions. no felonies. decent history of paying their bills. no owed money to utility companies.If the tenant pool you are getting for your particular rental is not attracting tenants that meet those standards then you need to improve the property or lower the rent, or both.That will open the tenant pool up wider and allow you your "pick of the litter"

I purchased my home almost three years ago and the market has just begun to improve within the past year.  

(read a story) HOA book says Buildings and improvement in good order and repair, Also since the wall is brick and ties into 2 different properties, whats the deal?

We are always improving add on and complicating our plans. 

Knowing why would greatly improve my odds in negotiation.  

If your house goes down in value, so should your taxes, which would improve your cash flow without having to raise the rent.Don't get me wrong, I don't hope my houses depreciate (mainly since I like to refi to get all my cash back out to use again), but there is a silver lining when it does go down.Joe VilleneuveREcapSystemA2REIC

The taxes and insurance (homeowner's policy) are in the buyer's name, paid for by me (additionally insured) as part of their monthly payments.If the property needs work, or upcoming repairs (new roof, windows, etc) I include these improvements within the contract with a penalty cost if not performed by agreed date.

I'm not sure how your county tax office works, but in Dallas values are broken down by land value & value of improvements. 

Some sprucing up with some paint, along with a very thorough dejunking and cleaning might be all that's needed to get a sale.Even if some major improvments would draw a higher sales price the cost of those improvements can easily exceed the added value.