Answers are very different depending on objectives.

I want people to be able to utilize my relationship building skills and my ability to get across from numerous people at one time.

I'm hoping to use the capital gains to acquire an apartment complex since my main objective in real estate is cash flow.

Thankfully, the real estate commission approved Contract to Buy and Sell sets deadlines for receiving HOA documents and specifically allows the buyer to terminate in objection over such restrictions.Real estate is cyclical.

Many suggests cold calling, door knocking, and farming your base etc but after listening to numerous podcasts I'm hearing that door knocking and the "beggar" approach isn't necessary with proper marketing but that's where they left you hanging.

I can give you anecdotal evidence - there were numerous 1BRs that sold for below 100k around 2010, for example on Summer St and Glenbrook road.

I have been absorbing them and have heard numerous episodes that address your very question.   

The approach my investor had was straight talk about the numerous issues he saw, some of which were not mentioned by the GC:  foundation, water damage that may have come from the outside, perhaps from the runoff from the neighboring property, rotted base boards in the corner (water damage) that could mean deeper issues.  

An additional benefit of identifying your lane is that you can take the advice of other investors who are focused on a different REI strategy in the context of how that advice applies to your lane, rather than giving in to the urge to completely switch to what they are doing...commonly known as shiny object syndrome :)  Good luck on your journey! 

But in commercial real estate your risk is lowered extensively by doing proper analysis of properties and only moving forward with the ones that are numerically "Good Deals."