This number isnt taking rent increases into account.Looks pretty ok on paper (unless I'm missing something and it doesn't)The breakdown for your first example would have the sponsor (who I'm assuming is me in this scenario) receiving:Acquisition fee: $1,750Asset MGMT Fee: $672 80/20 split when sold in 10 years: around 25KAnd since this is a smaller deal a more basic approach of 70/30: 4895/2098 or 8% back to investor annuallyDoes this seem to check out?

There was a premium price on this property though the plan is to hold long term and rents will only steadily increase so we are happy.I appreciate all of your input so please keep responding.  

In the meantime, I would try to force the Board into some form of reason by having my lawyer go through those covenants with a fine tooth comb and find any loophole, area that they already violating, or way I could increase the costs for everyone by suing the HOA.I think if you come across as lily-livered, you're going to get nowhere.

@Bob RenthammerWhat do you see that could a causing a supply shock or may cause the gov to increase regulation/monetary policy to the detriment of growth? 

On a net basis, it has been predicted that Nashville's population will increase significantly increase over the next 5 years.

We are not social workers.I know there are plenty of landlords willing to take risks, some win some lose, I prefer to increase my chances of winning by not betting on bad cards.

Greetings all- I'm renting properties in an area where there is an increasing number of highly educated immigrants seeking rentals near our major universities.

It will make your total loan increase by $10,000, but you won't have to come up with it out of pocket.

Here is some IRS information regarding the penalties for not filing the 1099s. https://www.irs.gov/government-entities/federal-state-local-governments/increase-in-information-return-penalties-2

I did this on one of my properties last year and was able to significantly increase my cash flow on that property as well as buy another good cash flowing property.