I always suggest to have a lawyer look into your situation Not sure what you mean by "not always easy to find in the docs" I do know part of the problem with HOA rules are that they are not well worded are not defined or that the rules are written by an attorney who enjoys using their language "legalese".

There are actually tons of FREE HOMEs or $1 houses in the area if you look enough for them, but the owners are giving them away to get away from paying taxed on them, and its cheaper to give them away then demolish the house.University of Detroit Mercy has some wonderful rental and property prices, and would probablly be a safe place as the University draws people to that area, there are other areas we drove through where there were no grocery stores for 20 minutes, as they have all closed.

It is located near a small university in Lincoln and should rent relatively easily for 700 to 800 a month.

That's what you get when you meet the universe half way...lol.

Welcome to BiggerPockets and the Universe of Real Estate Investing, Adam!

The only industry there is Northern Michigan University.

I am currently attending school right outside of Boston, at the University of Massachusetts Lowell.

Towns that have state universities will still be open, students still need hosuing.

InvestorTours University has calls frequently that are worth attending.

I'm looking for something with language for due diligence, seller to provide access/keys to unit upon acceptance, subject to approval of partner, ect..If I can't find one, I was going to add my own terms on the PA.