As for HOAs, they aren't cheap but they reduce your insurance costs, and assuming you have a good association they take care of capital and maintenance costs, so it's not like the money is thrown away--you're basically just outsourcing certain expenses via that means.

Don't forget to think of us if you need construction services, cabinets-counter tops-flooring or mortgages/insurance!

Length of the primary lease term, level of lease guarantee, location, quality of tenant (national,regional,local) plays a part.There are many different types of lender (local,regional,national banks, insurance companies, CMBS, conduit, credit unions, private family office lenders,etc.) each has their own criteria within the space to do a loan on a property.It would take me many hours to write a response explaining all the variances.When people become my clients I already have the retail commercial attorneys, capital markets lenders, on and off market database of properties,etc. 

Additional variance(s) would be needed should the Owner wish to propose a building that exceeds 70% site coverage, which would be a building longer than 42’ in length.Construction DocumentsConstruction documentation will consist of drawings that are assembled for: local permitting, sub-contractor pricing, and construction directive.

Usually they get tipped off when you have to change the insured name on your insurance policy, which you have to submit.

There are normally about 30 people there, including other investors, RE agents, attorneys, bankers, insurance agents, etc.  

Taxes, insurance, landscaping, vacancies, utilities etc?

I don't bother, I just keep good insurance. $2 million liability limits, per property.

You typically have to put 15 mo.s or so of property taxes and insurance at closing.

HUD deals seem to be listed (usually owner occupant, non profit and government agencies for some period of time depending on the "insurability" of it) on the MLS.