This does not include property taxes and/or CAM.

The business model to develop Community Association Manager (CAM) licensing legislation (and other HOA legislation): 1) legislators consult with the Community Association Institute (CAI)) to craft a Bill aimed at mitigating abusive practices of property managers who are the very folks the CAI represents 2) CAI lobbyist and their CAI “dependable” legislators become Bill sponsors 3) the Bill is assigned to Committees with CAI “dependable” legislators 4) the Bill becomes law with little to no home owner input, full of promoting CAI interests, and heavy on fees and costs and processes imposed on CAMs and 5) the Department of Regulatory Agencies (DORA) implements licensing rules highly reflective of CAI efforts but fail to even contain explicit language for CAMs to obey State law or an HOAs governing laws or for CAMs to report observed violation of the law thus ensuring oversight is empty from the home owner’s perspective.

None of the leases have provisions for annual operating expense (ie CAM or NNN) adjustments, and my insurance and tax expenditures are increasing.  

I am currenty taking the CAM classes.

Fortunately, I am dealing with convicted sex offenders who don't have much sympathy from the authorities. 

my current rental GOI:2nd commercial $1650/moduplex $3350/mo5 mix used $4000/moall free and clear. minus taxes and repairsthis bldg, we borrowed 50% at 4.175% fixed 15 yr loanis 15000 sqft flex space. with 9 electrical meters. it currently set up at 6 units. conservatively I can rent at $12/sqft/yrcurrent GOI: $9000/mo (triple net)CAM & tax: 1200/mo from tenants (aka they pay)mortgage: 4000/mo2% after leverage (bc we have to subsize the vacant side have potential rent GOI is $13000-15000/mobut to do that I need to bring it up to standards. hopefully make 10% with leverage.  

For the fish that do bite expect Trailer Park full of sex offenders with pit bulls sitting next to the car on blocks, adjacent to the failing Lagoon.In most cases you're just going to anger people by giving them a letter with a good price to find out they fit the scenario above and you're overpaying, or anger them because you're way under and they won't even contact you.This is why people don't do it.  

For example, even in the same location, insurance can vary widely based on age, sex, the company involved, any past claims, deductibles, etc etc.

Hopefully, you have the hoa rules booklet and it cam answer some of you questions.

Its your choice, but keep in mind that application fee's are non-refundable, so I would suggest not taking a fee from someone you know you wont rent to (due to past eviction, lack of income, etc).I would definitely recommend having thinks like rents documented (dont charge different rents for different folks), and do everything you can to avoid discriminating against anyone for a protected class (sex, race, etc).