Appreciate your insight Dan, I can see why this is important.Out of curiosity, what metrics do you use to decide whether or not an investment will be profitable as a hold and rent property ie Cash on cash return, appreciation etc..

Typically you need an exit strategy for any HML because you don't want to pay the points/fees for a long period of time, as that will eat into your profits.

Another consideration is that they simply aren't very interested in your business. 

Replace a roof and you will most-likely have zero profit for the year in actual dollars.  

Perhaps as an alternative you partner with your flipper friend where you contribute the cash and get a split of the profits in return. 

This allows you to have all the financial security and easy access to your cash, which real estate does not, as well as affording you much higher returns than simply having dead equity.The same would apply to paying down your own home mortgage, all you save is the mortgage interest. 

You can simply buy a copy of the applicable building code and whereever you find things are not contructed according to the building code including having obtained the required building permits would be a code violation.

Purchase price on house is 105K with 225K for rehab, approx 17K cost of money to private lenderand I'm looking to take 50K out for profit after refinance, Income approx: 3400.The ARV is approx $450K I would appreciate all feedback.Thank you

If the buyer says a letter is good enough and that an email is not good enough, why don't you simply go back to the HOA and get a physical letter from them?

Anyone can play plumber, but being a plumber and doing it profitably is usually different.Be aware, each brokerage is different.