I couldn't answer any of these without knowing what coverage is provided by your HOA and what your insurance policy covers.I know an HOA that only covers the exterior and common areas, but only due to natural decay.

So, to summarize:Very loud and disruptive tenant (domestic disputes in nature).Potentially has one to multiple people not on the lease living there now.Defensive and unapologetic behavior when I speak to her.Pays on time.I have a lease with her that ends June 30th.The lease mentions Household Size and that any adults, or otherwise, living there apart from the tenant can only be allowed to live there by the written consent of the landlord.

It seems pretty discriminatory in nature and a violation of fair housing laws.I think your first step is to talk to the board, explain the situation, and see if this change will impact you.

I find its natural for the attorney and CPA to be at odds, the lawyer wants to protect from liability while the CPA wants to minimize taxes--they are not the same goals and the client has to find their own personal balance between the two. 

I would point out that Fannie Mae recently changed their guidance on transferring to an LLC so it is possible (see here: (https://www.fanniemae.com/content/guide/servicing/d1/4.1/02.html), given that: the mortgage loan was purchased or securitized by Fannie Mae on or after June 1, 2016, andthe LLC is controlled by the original borrower or the original borrower owns a majority interest in the LLC, and if the transfer results in a permitted change of occupancy type to an investment property, such change does not violate the security instrument (for example, the 12 month occupancy requirement for a principal residence).Note: The servicer must notify the borrower that a property transferred to an LLC must be transferred back to a natural person prior to any subsequent refinance application in order to meet Fannie Mae’s Selling Guide underwriting requirements.In other words, you can transfer to an LLC by requesting with your servicer.

Or is being on call all of the time simply the nature of the job?

Naturally, this will end up much higher in high cost housing markets:Just ran the cost on a few keywords to give you an idea:You can see the low-end is pretty reasonable ($0.17 - $0.46), but you also have to assume you're probably getting something worthwhile out of 1 / 500 of these clicks (if even that).

The summary is we can purchase it for 85k but tell the bank we close at 110k so the seller who's a friend can hand us back $25k cash after closing which will cover the rehab costs.Obviously this is a tad shady and I know the podcast covered something of this nature a few weeks ago. 

I left school, started a crypto-currency based trading app and failed. the unstable nature behind crypto's was too uncertain to succeed as an investment platform.

What is my "genius" - what comes naturally to me that I'm really good at?