And when people do "subject to" like you mentioned, is it typical for them to quit claim to the buyer but still assume the loan?

I thought about having a property management company manage the property but I do believe this is something I could do on my own and utilize on line screening services as well as checking local evictions public records. 

You are definitely on the right track when it comes to counting the cost and calculating as much as you can and utilizing the BP calculators and tools.  

Tyler Deuel typically the 203k specialist on your case could give a recommendation.

@Trevor Carli Yes via meetup, however I'm in NY and typically when I get down to the area it's on a of week so I've not attended in person.  

Exception: if it is a type of improvement that can be segregated and can qualify to be depreciated over a shorter asset life category, then you can depreciate it over that shorter life.2) No depreciable life is fixed by whatever category of asset you ultimately utilize.3) No the 27.5 life category is a straight line calculation.

Typically, the outcome on a specific performance action is more dependent on the judge, if it really goes that far, more so than the letter of the law.

I saw some recommendations from other threads, but not sure if the specialties align (although anyone can create an LLC and draft an operating agreement I suppose).Also, are closings typically done by title/escrow or an attorney?

Typically you can settle with them for a lesser amount to avoid the trouble but make sure you are on the same page with the PM.  

The neighbors get foreclosed on more than typical neighborhoods and that keeps values lower for longer.2) HOA association decides to levy a $20K assessment on all owners in the neighborhood in order to upgrade everyone's windows, decks, roofs, and siding.3) HOA increases monthly dues by $250 per month in lieu of a large special assessment.