The "little" HOAs usually aren't concerned if your tenant lets the grass get long for a couple of weeks and they don't make you get pre-approval on color selection for your front door.

First time the rent is 5 days late, have the property management company have the eviction notice put on the door to start the 30 days.The tenants won't likely be late again when they know you ain't play'n games!

I plan on purchasing mf in the downtowns of the cities surrounding Houston, mainly those with a more “Americana” type of feel( white picket fences, 4th of July block parties, neighbors worship together, founding families are still around and they let you know it, high walkability score, families are out on the street with neighbors, doors are unlocked.....)It is tough to comp certain property because they might be the only type (or one of the only two) AND some of these towns do not allow any more MF to go up, so the MF owners set the market.

Try to talk your way in the door to quickly assess the major parts of the house.

Additionally, a larger down payment will be required.  

Tim Cebulski is the guy there and they manage over 300 doors.

Anyways, I will be painting the facia, soffit, front door, wood siding above the garage, and the garage door itself.

There is no door or evidence of a previous entrance from the inside common hallway.Any suggestions?

Larger private investment firms are doing the same thing. 

If he did a light cosmetic flip, ARV would be closer to $170k, slightly larger homes in the area have sold for $190-200k recently.