@Traci Lovelace I'd ask your realtor but it sounds like your choices are to either negotiate or eat the $5K.  

There is so little inventory that even these guys are eating each other a bit these days.

If it's only a couple hundred bucks just eat it and make sure going forward you have a form that outlines your HOA's policy and that the tenant is 100% responsible to be in compliance.Since you are self managing you need to ask yourself how much your time is worth.

From all that I've read, lead and asbestos are not that big of a deal unless one inhales dust, eats paint chips, or something of that nature.  

I am hesitant to use the HML based on the fact that the interest rate is 13% which will greatly eat into my potential profit margin.

Hey Neil, I'm currently a newbie in the Kissimmee area and I was wondering whenever you come down to hang or check on your properties if you'd allow me to take you to eat lunch and perhaps give me a few tips and advice and possibly even help me get my first investment property.

In other words, "buyer and/or assigns" would give the impression that you can have your cake and eat it too.

As I continued to listen to podcasts and start getting some of the books I really started to eat it up.

I would eat while driving. 

The problem though is now I need at least 25% down on an multifamily (which would eat the cash out) plus finding a property that has renters who are paying enough rent to compensate for the increase at my primary.