I use QB's for many odd things that are not real businesses. Here are some suggestions I have.
1. Clear out the default accounts in the COA list. Set up new ones as you need them. From what you describe here, you'll need a basic income account and some expense accounts, and checking/savings accounts.
2. Yes, treat the dues as income. Set each home owner up as a "customer" and make invoices to them for the dues. For the dues already collect, make invoices and then make deposits to pay those invoices. Create one service item called "dues" and tie that to the Income account.
3. I would create either a current asset account or maybe just another bank account to store reserves in.
4. The sky's the limit on what account you use for expenses. Just set them up as an "expense" account and you can name it whatever you like. You can get very detailed, or lump them all into one expense account. It's all up to how detailed you want to get.
The thing to remember here is that the default COA items are just suggestions. Don't feel like you have to use them as is. Make it simple and keep it simple and it will be very easy to keep everything in line.
Let me know if you have any further questions.
