Most point rewarded for creativity within reality.

I don't know if it was the drugs or reality but I felt so bad that I did that I apologized. 

Up to you if you want to hang your hat on the de jure letter of the law or the de facto realities of the situation as it stands now.

I have pondered such efforts too and the work, and added headaches, takes these 'passive' investments to really active in reality.

I couldn't afford to make my real estate investment dreams become a reality or I wasn't thinking creatively.Anyways I finally pulled the trigger last month and purchased a 1600 sqft duplex (1bed, 1 bath units) for 90k with the intentions to owner occupy.

In reality if your flipping is successful it could be your long term  path to riches.

You raise an interesting point about being CF negative for the first 7-8 years but that is/has been the reality of the condo market in your area for some time now. 

And props to you (me) and all the others who took the information BP offered and applied it, making being a landlord a reality. 

People often talk about "no money down" but in reality it is a fantasy.  

I don't have my #s handy at the moment but off the cuff, the reality in this market is such that by the time you factor in make ready reno, your 1% is compressed closer to the .7-.8 range.