My dreaded HOA has a rental cap and there is a waitlist.

(approx. pop is 100k people).

One, is dynamic pricing a thing for mid-term properties without much seasonality?

That is good percentage breakdown, from my perspective. 

Pain is the best educator, and too many confuse a bull market with brains. 

My sister in law is publishing books for children telling illustrated stories based in Hawaii.

One thing every investor needs to be aware of: No real estate fund or syndication is FDIC insured.You may come across phrases like "the money is in an FDIC insured account," which only means the funds are held in a bank account, not under someone's mattress.

i have plans at the city that are 2-3 weeks from approval. i'm a licensed GC and the house is going to be a 3/2 1100 sqft with comps in the 260's. for a construction id only need 100-110k, but the more i call banks the more im finding out that even 100-110k is "too small" of a loan.

But this site is overwhelming with all the info available here and I have to idea where to begin. 

Under the newer (and county-optional) tax lien auction procedure, investors bid down the interest rate they are willing to accept if there is a redemption.