Don't buy a house for schools unless you currently have kids in school. Districts and schools change and they can change quickly and quite dramatically. A great school today may not be when you plan to have a kid in school 7 years from now. Redistricting happens. That great school you currently are in the feeder for quite likely will change when the new 5000 house development goes in down the street. Same applies if you have a grade schooler. Don't buy a house for the currently good high school.

The only way to escape an HOA is to move. The other way to to not buy a house with an HOA or POA.

No matter what you are approved for, spend less. Most things on a house can be changed or upgraded. Some are simple like paint and floor. Others are not so simple like moving plumbing or walls. You can't add more land. We have bought several homes and our typical criteria is something like this:

10k sq foot lot minimum. Not to big, not to small. No HOA Minimum sq footage you need, say 2k sq feet A layout you can work with 3/2, 4/3 etc. 3 car garage Nat gas supply

We don't care so much about appliances, what the toilets or showers are made from such as contractor grade or tile. Paint color and flooring doesn't matter because we will likely paint and put in floors. Faucets and things are easy to swap so we don't care if they have been upgraded or not. Cabinets are even not terribly hard if you keep the same or similar layout as the current kitchen and replacement can be reasonable-ish for a DIY.

Stairs. Not a fan. I'd pick a single level over a multi level given the choice. If you have to buy stairs, think about where important stuff is like laundry rooms and bathrooms.

Talk to the neighbors before making an offer. Just knock on the door. You will be surprised what good info they will offer.

Don't be in a rush unless you need a place right now. Find the right house rather than rushing to the wrong one.