All outlets, switches, and light fixtures will be replaced. 

The mentor mentioned BP and the light apparently clicked on for one of the newbies and she said 'I know that guy (my mentor) at the next table he is on BP."  

I really appreciate the two-cents (It definitely created a light-bulb moment for a newbie like me!)  

I suggest you bring the issue to light by contacting one (or more) of the following:Real Estate attorney that specializes in HOA law (to potentially sue the HOA)Local newspaper investigative reporterLocal TV news investigatorsOffice of the Ombudsman for Common- Interest CommunitiesCommission for Common-Interest CommunitiesI particularly like the locals news investigators because they would handle all of the work, benefit from it, and help bring it to public attention, thus helping others and the community as a whole.

Hello Chris, if you are talking a basic cosmetic rehab (floors, paint, cabinets, counters, plumbing and electrical fixtures .... etc) $20 per sq ft is common.  

Second, The tenant in the middle unit has Christmas lights hanging from the house over to bushes for some reason and also has a punching bag in the front yard, It gives it a "Ghetto" feel  for me and I would like him to take his things inside.

Second, The tenant in the middle unit has Christmas lights hanging from the house over to bushes for some reason and also has a punching bag in the front yard, It gives it a "Ghetto" feel for me and I would like him to take his things inside.

In that light, what is the turnover rate, current loss to lease, incentives given for lease-up, offsets, bad debt, etc)?  

Real estate really lights a fire in mme so I'm excited to soak up all the knowledge around here!

Home Specs: 3/1.75 1500 sq ft, 5400 sq feet lotList price: $375,000Purchase price: $340,000ARV:$440,000 (comps verified with homes sold in 1/4 mile radius in last 30 days, not to mention a few pending listing at $460ish)Rehab: $20,000-Scope of work: -Paint int and ext-finish original hardwood floors 1200 sq ft-new windows- install 1 ext double door -landscape back and front yards -bath1: new shower pan/tile, vanity, bathroom flooring, light fixture -bath2: epoxy coat tub and add tile border, new vanity, new flooring, light fixture -3 new mirrored closet doors-1 water heater-kitchen tile-retouch white cabinets and add modern hardware-5 int doors-door hardware, hinges, electric plate coversHard Money Loan Terms: $300,000 with 3.5 points and 12% interest$40,000 cash for purchase$20,000 cash for rehab$10,500 cash for hard $ points$9,000 holding for 3 months (1.5 month rehab, 1.5 month market and sale)The largest concern is the shower pan in the bathroom caused flooding and destroyed a portion of the bathroom subfloor, I made sure to mention to my inspector that I need him to verify that there are no signs of mold under the home.