Hey @Shlomi Mor - you've already done two of the hardest things when investing in real estate, overcoming the mental hurdle & narrowing your search criteria. 

They specifically say:V - No Advertising or Promotions Outside the BP Marketplace.BiggerPockets may consider looking for or offering deals, looking for or offering loans, looking for or offering to be a cash buyer, looking for or offering services or any mention of your company, or what your company does or links to your company website, social media handles or email address to be advertising.What you wrote falls into the category of advertising.

They embrace a value add mentality and don’t shy away from upfront maintenance issues, especially the first  1-2 years.

If you try to sell yourself directly 1) you may be moderated for self promotion and 2) people will se through it.

There is often either friction between Board members, making real progress or change very difficult if not impossible, or a completely apathetic mentality, where most just go along, to get along, with whatever the Alpha Dog puts forth, with no real consideration as to what is actually in the best interest of the entire Membership for the long term.Often they do not take the time to learn about their own Governing Documents or Budget and Reserve Funding.

I'm looking at my first investment property and getting a mental block. 

Buying first property-- heck submitting your first offer-- can be a big mental step to overcome.

Unlike a 506c, which you can promote online (social media, newsletter, etc.) and solicit prospective investors publicly, I believe that you can not solicit investors or business publicly if set up as a 506b. 

You want to keep long-term "good" tenants that have an ownership mentality, right?

Tenet B has said things like "seeing these mice have affected my mental health and I am not sure what to do" I am not sure if she is suggesting that she wants to move out, or something else.