The best advice I can give you is to save your money and time and focus that on creating yourself a job that you love to do.

If so, you're likely one of the best landlords in the country, and I would recommend buying much larger apartment buildings/complexes where you can make a LOT more money...My biggest concern based on your answers is that if you're doing all the work yourself (leasing, maintenance, turn-over, landscaping, evictions, etc), you're probably spending at least a third of time time (if not a lot more) on this one property, and this one property is only earning you $20K per year.So, you basically have created a job for yourself, that's earning you less than $60K/year.

Hard money loans work well for this if you can avoid up front points, prepayment penalties and create value fast.

If you choose to create a web site of your own for use as a free and open communication tool amongst your neighbors, the board cannot prevent that.

We have turned people off from advertising on the radio (even when we could have easily made money off of them creating an ad) because of geographical issues.

Lending guidelines are in chaotic flux at the moment creating many challenges for investors.

I just created my first property listing.

probably create llc or corp to buy property to limit liabilities to your business and for tax considerations.

I talked to some other business owners and they both recommended creating another LLC that would employ the workers.

Short (or buy) the second for pennies, and create your equity there.