HOA fees can increase with no limit and you can have special assessments.  

The thinking with the institutions is that you're not doing as much as you would on a $5M-$10M transaction as the sellers and buyers typically already know eachother, have teams to underwrite the properties, and have attorneys to handle the contracts.

Another positive is that it looks like a lot of the hillside owners have a good amount of equity and it's possible that you might be able to find a good off market deal on one of them.

 @Chris SeveneyThe long-shot play I became aware of; Capital Improvement Project Funding that the city/county have allocated for projects that meet 2 criteria.Have a lifetime greater than 10 yearsCost more than $50,000I believe, even if the water and refuse collection run is only 1000 ft, that may not qualify but to do it "right", that two mile run would allow the entire subdivision to be supplied with services.

Currently we are working on 3 properties that we have hired an attorney with a title company to navigate through the taxes and who all may have claims to the property. 

The seller has countered with the following conditions:- Loan to value (LTV): 80%- Earnest money held by seller's recommended property management company- Final inspection within 1 day of closing- Commission paid by to buyer's agent is 2% of final sales price.I'm seeking advice on how to proceed, as I have some concerns:- Why would the seller request an 80% LTV?

We could contribute with the structures in exchange of an interest in the company, but we don't have the contacts/connections in the industry so I'm looking for advice on where to start looking.Any feedback/thoughts will be much appreciated!

I personally invest here in Columbus and have 4 doors.

They must have some moderate buffer in those builds to make them some sort of profit. 

Are you already closing deals using the same lead source and tools?