At the closing table, you will generally promise to owner occupy for 12 months. 

Build your network and bring something to the table.

I think we bring a unique perspective and have a lot to offer the building community so it's encouraging.

We bring to the table funding, entrepreneurial mindset, time (lots of that), and limited rehab experience that we wish to expand.Our initial business model is to buy / rehab homes in L.A.

People will buy the bungalows knock them down and build nice homes that are almost 4000 sq ft in size.( i know this investor made around 300k on that property- andI know the toronto market is very unique and not to expect that as an average ) I also like seeing some bungalows that get completely gutted and renovated.

The printing companies I've spoken to would require a huge custom order to be made ($$$) with each postcard being a unique file upload with the mail merge info, and do not offer mail merging services of any kind.

Assuming a depreciation of $10,000 over the next five years, that still leaves a lot left on the table when it comes to the out of pocket cost.Am I missing something from my formula?

I've done my due diligence and below are the actual numbers, or averages.Monthly expenses:96Ins141tax178Management18trash95water70gas178vacancy178Maint954totalOwner pays for water and sewer, and also gas for 1 water heater which is shared by upstairs two unitsMonthly Income:Unit 1.   600Unit 2.   400Unit 3.   400Unit 4.   375Total 1775The way I have structured the deal is to close with only $10,000 down that I'm bringing to the table!

@Joe Facenda I don't have an agent as of yet and I think my situation may be unique.

You could have bought and flipped as well, but you'd have left $100K+ on the table if you could have just figured out how to hold for a few more years.