Most municipalities have different mix-use categories which dictate the precise commercial use that's allowed.A few additional observations on mix-use assets and how I approach them (1) they are generally more difficult to finance than multi-family assets so expect lower leverage terms even if the property performs just as well if not better than a multi-family property and therefore price this into your acquisition (2) I focus on mix-use assets where at least 80% of the income is generated through the residential component.

However, upon research I have discovered it is really hard to find cash flowing HOUSES in good areas in my price range. 

It has all the components needed I just need to buy it and stir it up and hope I get great results.But if I want a really good cake, that's pretty and I would be proud to take to my mother in laws house at Christmas . . . well I am going to go to my Sister's house and get her list of ingredients and notes on how to buy them.  

This strategy identifies components of the property that can be depreciated over shorter timeframes (e.g., 5, 7, or 15 years instead of the standard 27.5 or 39 years).

Use this guide to discover the best places to find foreclosures and pre-foreclosures so you can scale your real estate business by purchasing properties below market value.1.

Ownership and usage would be in question; thus they would be tied up legally.Concrete material components are mainly sourced in the US.

For example, you may reduce the maintenance and capex to 5% and then discover turnover occurs more often than you had planned.

I also agree with James about the legal component, our culture is more litigious than others but there's also less risk that a "lawyer" will run off with all the money here which I have experienced in other "rich" countries. 2.

Note, if there are things discovered that put you over budget and the seller won't negotiate, be comfortable in backing out of a deal even if you lose your earnest money. 

Quote from @Chris Seveney: @James WiseI wonder if there is a statute of limitations component to this Dunno, but it looks like they are looking for 4-5 years in prison for Whalen.