Its pretty common.

It is common to purchase a property with about $10k-$15k out of pocket.  

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I have not looked at Kelowna  prices in a long while but its hard for me to gauge it since I bought in 2000 and sold in 2002 and made a fat profit at that time.. a lot of it was the currency Delta at the  time as well.. buying in US dollars Canadian real estate..

The leak may be from a Common element. 

What seems strange to me is that you think it's common.  

UPFRONT fee's  there should be no upfront fees IE commitment fee etc those are dead give aways unless these are LARGE commercial loans up front DD fees are very common with those loans but not with fix flip and rental loans at this level.7.

The HOA fees are often $1000+ per month, but if that covers all utilities and insurance (common with many buildings) these can still pencil out. 

. - If you have a lease they should be utilizing that rental amount not common rents.

The most common ways(and maybe only ways currently) to cash flow here are large, high priced & high performing STVR's, or multi-family properties.