The risks come from having rose colored glasses when coming up with your ARV.

well, shot in the dark it is then. 

They are lightweight once you take the doors off, which you need to any way to clamp them while you are hanging them.I buy regular laminate counter tops from Menards, in stock colors.  

HOAs are less of an issue for a flip or remodel prior to renting but can still cause issues if they are strict about construction hours, noise, treatment of debris, permits, exterior paint colors, etc ... even if you are respectful, follow the rules, and are in the right, an overbearing HOA can still make your life miserable.Agree with some others, BTW, the only "Good HOA" is NO HOA ... all others are varying degrees of Bad.

Is this one of those cases when I won't get approved due to lack of "skin in the game"?

Perhaps if I upgrade to a plus or pro I would not feel too thick skinned on.

Weird color light?

They come in so many colors and have a 15 year warranty.  

It can be grimy sometimes, and at other times you will need to have a thick skin when dealing with renters.

So, I may be biased, but I see the darker side of tenants every day and I can only imagine that a tenant friendly state with an ever increasingly litigious society can only lead down a slow dark path.