However I need to know how to deal with condominum and townhomes, where the properties are NOT detached and where other considerations such and condominium  laws, and HOAs come into play.

Sometimes a good cop bad cop approach can be handy, if you haven't spoken yet figure out the role you need to play and make the call. 

. :) ).As I'm sure you know you gave a bit of a range in the quality and desirability of areas, as well as long term development plays, but they all have merit.  

If they are at least playing in your ball park (price wise) move forward with more research, finding buyers in the area, etc.Generally, these types of leads for me turn to nothing because I am indeed offering very low - lower than normal because I don't know the area and I have to be extra conservative.

Don't let it play with your mind, you're in this for business not social management.

The 6% only comes into play when selling your property, you don't pay commission when purchasing  real estate.

I only called because I wanted to play detective!

(Playing minor league baseball is not very financially rewarding).

Timing plays a critical role and those promoting "pre funding" often fail to point to the cost associated with it.  

There are a lot of tricks that can be played.