TLDR: High density, owned housing, professional management, restrictions on owning other properties.
To avoid HOAs misusing funds, allow people to own, and build high density: build apartments for sale, to be managed by corporation. Corp is funded by reasonable fees set before construction as a percentage of value of property. Apartment owners can vote to fire incompetent managers, otherwise, managers are free to choose how to effectively run complex. Salary is fixed.
To encourage a builder to take on the project, we have 20-50 people sign up to buy apartments. They have to put down a refundable deposit of $100 to get on the list, and $5000 to the builder (applies to down payment) when building starts.
Deed restrictions, created before breaking ground, prohibit ownership of an apartment by:
any corporation
any individual that owns another home or is on a corp that owns rental properties (excludes REITs if shares owned is below 5% market cap)