I will add the fact that there are things you need to keep in mind when it comes to the HOA fees, Never go with high-rise buildings because those common area fees paid by the HOA will kill you, I typically look at Garden-Style or 4 stories and below, I do have one property that's in a 7 story building but the fees were still fairly low. 

We typically have between 20-60 people attend the monthly meetup.

What does skin color have to do with anything?

What are some typical terms for private lending that I could propose?

It's a great city for Investors as typically the buy-in is more conducive than other cities.

That 1% is typically for one side of the transaction while there is still a 3% commission you have to pay the other side.

@Rick MartinezYou are required to have 2 egresses from the bedroom typically. 

Typically wholesalers will ask realtors to add their commission on top of the asking price.

My personal experience too and this is for those that do not plan on owning them forever and willing them to your kids or next of kin at a stepped up basis.but for those like me that were thinking hey I will own these 7 to 10 years take the write offs then sell retail..I did all that sold retail but what I was not thinking about is that a 10 to 14 year old home even though I bought them brand new.. to sell retail   what was acceptable when I bought them  tile counter tops  black appliances etc etcnow retail buyers standard is granite stainless  new paint 3 colors floors perfect etc etc.so it was costing me 20 to 25k per home to do a retail up grade to sell them for retail prices.. along with cap ex ( which in my case was minimal) since these were only 10 to 14 years old.. but then roofs being replaced because of hail that cost deductible.. and so on and so forth.. the cost of owning and keeping these nice is just more than you can raise rents in most markets.. that's my experience I got top rents in the day but they never went up much during the 10 to 14 years of  ownership.. just like I see modest type rentals that rent for 700 to 900 those rents have stayed pretty constant for the last 20 years .. and prices to fix stuff has gone way up.. 

Most of those types Pension Funds, Insurance Companies are investing with REIT's.The institutional money typically only invest with the whales for what they tend to perceive as ultimate security and low risk.I talk to REIT's all the time looking for off market properties for my clients.