The down payment on a conventional owner occupied duplex is 15% minimum. 

Some jurisdictions allow a owner-occupier to rent part of their own home, but it doesn't sound like that's your situation.You might inquire whether the property could be rezoned (if it's, say, adjacent to other MFRs).

If you can buy a house that rents for $1300 keep it occupied with great tenants and pay $89k that's a great investment.  

Instead, I was able to live in a much nicer place because there is a limit to the rental market that does not seem to apply to owner occupied homes.

Working on a offer on a small park. 19 owner occupied pads, with 30 storage units. 40 year old park, city sewer and water, 1 paved road.

Bank Owned Recently Purchased Owner Occupied (with up to date taxes paid)Mortgages in the last 8 years or for amounts that are extremely higher than the house could be worth I then move the properties that are remaining into a spreadsheet, I have 2 waves of marketing one for the beginning of the month and another for the middle, by July 1st I should have 100 total properties on my spreadsheet.

All single family, section 8, turn-key and occupied by renters?

He will not owner occupy so lenders are requiring 20% down.  

I even agreed to split the assignment fee 50% with him ($2,250 each), and told him that I would also go as far as making a professional video to get the property occupied and good to go within 30 days.After seeing he wouldn't get much cash up front, the seller said he "really needs to SELL IT so he can buy a new place in Dallas using the cash".I see PLENTY of potential here.

@Justin HerringtonWhile Thorold does not give a maximum occupancy per dwelling unit in a direct manner, it appears to define any building providing lodging to more than four (4) occupants as a boarding house:“boarding house” means a building in which lodging is provided for more than four (4) persons in return for remuneration or for the provision of services or for both and in which the lodging rooms do not have both bathrooms and kitchen facilities for the exclusive use of the individual occupant;In turn, they restrict a rooming house or lodging house (but never marry definitions to that of the boarding house) as follows:Where a dwelling unit contains rooms intended to be used in conjunction with a rooming house or lodging house, the occupants may share a single bathroom provided that: (1) not more than nine (9) persons occupy the dwelling unit; (2) for each additional nine (9) persons or part thereof, there shall be an additional toilet, handwash basin, bathtub or shower; and (3) access to the bathroom can be gained without passing through: (a) a habitable room of another dwelling unit; or (b) an open area, which is not normally heated during the period of the year which heat is required by article 2.22.3 of this by-law.So, it appears to come down to whether boarding houses are permitted where you property is located (and whether they need to be specifically licensed), unless your building would be seen as a non-conforming duplex.This is the question, I believe Thomas was asking.