This of course is a moot point if you don’t have any gains or the gains you have are being used to offset capital losses that you are carrying over from prior years or you expect capital losses from stocks or equivalent investments from Covid-19 (although I would also say not to sell when things are low).

The details just say great investment property. and that owner carry is an option but i don't know what that means yet.

Do you make all your residents carry it?

Look at your docs, your WRITTEN communications, the dates and deadlines, etc. and yeah - have an HOA attorney write a letter and send it certified to each board member and the management company. 

He knew about business, legal issues, tax issues, marketing, sales, promotion, networking, and most importantly he knew about people (psychology).The first thing he did was tell me that I have two ears and one mouth, and I should listen more than I talk.Second thing he did was have me read "How to Win Friends and Influence People" by Dale Carnegie.Then he taught me how to set appointments was home sellers, go out to their home, and write up a letter of intent to purchase or lease.He said to me, "your job is to bring me potential home sellers will consider a creative offer."

You are buying the Seller's right to sell the property to anyone else for a period of time.4) If the Buyer defaults, it's not like an owner carry mortgage where the Seller would have to go thru a lengthy and expensive foreclosure. 

I'm going to write a letter to the board and ask them to waive the late charges and interest......

Not sure what the interpretation will be for people who had already submitted their letters. 

It's not about the cheapest but what you get for what you pay and all insurers and policies are not created equal.If insurance won't work many landlords are responding to letters from tenants requesting rent abatement to first apply for the PPP and other SBA loans as they might cover some of the rents.

Unless you are a cash buyer, the mortgage pre-approval letter is your Proof of Funds.Multi-families are relatively rare in our neck of the woods in Northwest Jersey.