Even in winter, when gas bills are significant, I am netting around 1.5K a month.

@Duane Brown Even better now there is no 10% penalty and you could depreciate taxes on real estate property to offset 401k taxes due...

I did some research on them and it seems like no one is really happy with them, a lot of bad reviews even on BiggerPockets. 

An MTR would be even easier with the much lower turnover.

The 2863 makes more sense to me as that is what they are currently paying out of pocket even if it is really 2795+68 for property mgmt.

In the mean time, if the HOA does try to re-foreclose on it, our legal adviser said that basically we once we get the main title we are still in a 1st position and can have the HOA's tenant (if they are even able to place once in there even) easily thrown out.My take away, skip this HOA foreclosure auctions.

If it clearly states no smoking in or around the premises, then you can fine them (depending on your state restrictions, maybe even per diem), this may incentivize them to quit or place their notice to vacate or you can offer them a non-renewal when the time comes. 

I don’t expect free mentorship and believe I could bring value in many ways (paying for time or even better bringing money into a deal where I can learn along side)End goal is transitioning out of SFR and deploying $800k-$1M into a scaleable asset.

Unfortunately STR mixed with homeowners and families don't work well together, even in rural areas.

Unless you can cash flow more out of the investment property or your personal budget can support the $500 increase, this strategy will essentially have you in the negative and not even breaking even.