my friend.....

1. lol, so you decide to come to a 地主窝打地主...

2. the way I see it, you in a tricky situation here, what your landlord told you, is somewhat true, he has no control beyond the 4 walls you see. your problem is with HOA.

3. it's unfortunate that your landlord and/or his PM, both are not actively pursue a remedy and cure to the problem with HOA.

4. you should not just move out, because the evidences alone, IMHO, are not enough to construct a case to prove the leasehold is inhabitable. Thus, your 60 day termination letter may not stand in court if your landlord decide to sue you.

5. now here is the question, do you want to stay or want to move?

6. either way, you should send your landlord, his PM, and HOA a certify letter, in writing, demand the problem to be fix, within reasonable time, like 30 days.

7. if you plan to stay, you can hire your own professional pest control people to take care the problem, then sue both your landlord and HOA for your expenses.

8. if you decide to move, go ahead and sue your landlord and his PM, to have the lease break, for failure to perform to certain landlords duty, but don't just move....