Buying a market price home in a workforce housing mixed community

[Sydney M.]

Hi! New investor here, looking to purchase our first investment property. Found a unique opportunity that will guaranteed cash flow for the first two years. It’s a market rate 2 bedroom 2.5 bath townhome in a community that’s a mix of market rate and work force homes.
 I’m concerned about rental prices and resale prices and resale value when being compared to the workforce units in the same neighborhood. I know they have a cap on how much the workforce homes can rent for and also for how much they can sell. They are deed restricted on how much they can sell the workforce homes and to whom they can sell them to in the future. 

Does anyone have experience with this? Looking for some insight. 

[Greg Scott]

I see red several flags

 "Guaranteed cashflow the first two years" often means "Negative cashflow after that."

"New investor with unique opportunity" often means "Fell for a sales pitch." Realistically, if you are out looking for these things, you will find them everywhere. Do not make a decision based on fear of missing out.

Condos and townhomes are generally bad investments because you do not control a large potion of the costs. (Google Florida condo special assessments) And, you are correct, the HOA can impose numerous limitations that prevent it from being a good investment.