ARV 690KSelling Price 500kRehab 85kAfter closing costs, points, hard money, lender fees...

According to your numbers, I would say to keep it as a STR but as a few others have said, look at different vacancy rates as well management fees.

Some people look at PM fees as “wasted” or something they could do themselves.

We have a ongoing list of each along with their fees and what state they are licensed to collect debt in.

Just say you can't qualify and I don't want to charge you app fee.  

Quote from @Brandon Leffler:I may sell my condos in CA as the HoA's have climbed to 400$/mo I wouldn't sell your condos solely based on HOA fees being $400/mo.

Unlike our real estate investment, there weren’t hefty transfer fees involved in either the purchase or sale.

If you think about it in any industry less transparency and more friction in the transaction will increase fees/commission vs reducing them.I like the idea as an investor of having different agents, a team of agents maybe 3-4 bringing me deals, but I think less of that will happen now as all will have to have you sign some kind of agreement up front. 

Sorry you are dealing with that, it sounds awful.My guess is most attorneys are going to charge hourly on something like this unless you are suing the HOA for damages in which case they may take a contingency fee.

When you sell, there are going to be realtor fees, property taxes, lots of costs.