How much are my fellow BP peeps allowing an HOA fee to eat into their profits?

Don't forget property management fees. 

Did you factor in the interest on your $1mm or are you bringing cash.  

If the above is yes and we would need to pay for title insurance anyways, then I assume it would make sense to move these under an LLC- Are you aware of any watch-outs or other considerations we should factor-into our decision?

Quote from @Lauren Kormylo: I would list it separately as a "Community Guest Fee", not just as a management fee.  

Cap rate for a specific property takes into account quite a bit of factors- Location- Traffic- Asset Class- Tenant Quality- Building Quality- Asset potential

@Robert Weinstock without doing a deep dive, there may also be an additional capital fee upon purchase, and ongoing dues as this is in a country club.

I am going to try using a flat fee MLS service for the next flip as realtor commission is very high in my area.

Just make sure to factor in all costs, including maintenance and management.

Now, if I go down to 1.1M, and you factor in full asking - 6% closing fee, I walk away w/ 1.034M.