I would expect only the same in return.

Its always better to get your principal back to go do another deal.I like to take a macro view and tally up all the deals/investments at the end of the year and see what the net profit/return is.That way you can average all your deals and you may also end up with an out-sized PROFIT house that averages out the small 5K profit you made on this one.Like Lebron James says, just try to get better at your craft every day..!

The bank will want to see you and your business partner(s) tax returns and personal financial statements. 

I'm located in California, and I'm looking to buy into remote properties since it seems that the return is much better than locally.

Still not a good deal (Cash Flow: -$16/mo, Cash-on-cash return: 0%)What if I lower my down payment? 

I'm wondering if I should be figuring that into my cash in cash return since I will need to bring it to close, but will eventually get some or all back on a sale?

Most HOAs are required to get a professional financial audit and file a tax return each year and then there may be legal fees to collect back dues from people who aren't paying.There is a LOT that goes on behind the scenes in an HOA. 

With my wife itching to return to her home state (She's from Bucks County) its becoming more and more of a possibility will be relocating to the area from Tarrytown, NY very soon. 

Im getting deals for my clients in the Bay Area with few hundred k's in return. 

After crunching the number we would only cash flow $100/mo and has a poor cash on cash return but we plan to rehab the house when the lease has ended.