The roof, master shower, and carpets throughout need replaced, and although the property is structurally in good shape and the AC\HEAT is in good condition, the house has never been updated to today's modern look.I want to walk away with 40,000 in cash but I am afraid that after the projected closing costs of $13000 that include the realtors $9600 commission I wont get the $40,000 because it needs a roof, shower, and carpet.   

You either need more income, cheaper duplexes, more years, less expenses, or some combination of all. 

It's 3 years old and is a modern, kind of fancy place that we paid a high price per square foot to get into.

Combine this with the smaller overall market and your pool of motivated sellers is smaller.Canadians seem conditioned to use real estate agents.  

If they are all clean cosmetic rehabs that are fully modernized then you either have to rip it down and drywall everything or do something creative like the others have mentions in this thread.

Eventually are plan is to combine the homes into an LLC and create a small business!

thanks, will look into it...and QB, yes I did the work around myself, with excel and combining the info from the P&L, Trial balance and original investments, but that is a real pain... 

He and his wife have a high combined income, but they have some credit issues that may disqualify them for a mortgage today.

I've been more active on here in the last week than FB and IG combined in the last year lol.Give me a shout if you make out here.

Combine through the forums.