Can I apply for a Non-O visa based on retirement with a one month condo lease in Hua Hin?

I believe you cannot. Although I'd say post on a Hua Hin f/b group to ask OR slog on over to the immigration office and ask them in person

In bangkok (which granted is not Hua Hin) you have to show a minimum 3 month lease (they prefer 6 months) so you can get thru the whole process, get the initial 90 day non-O and then 2 months later get the year extension while being at the same address.