I figured by the time the holiday season rolls around for 2016 most will forget this post and you and I will rake in ALL the dough next year as well...

He is telling me that I need to somehow roll the rehab expenses into the purchase price of the house.  

yes I did, I found owner name but not contact information, they owe some taxes on it as well, also I looked up tax rolls & see the address is the same, how do I get contact with the owner?

Since you are going to owner occupy the rent roll is $2250.  

Would she do nothing and it then roll over to her name and still cover her rent or would she have to reapply immediately?

Looks like you have already got the ball rolling with your real estate investing.

In the mean time, keep track of the cost and roll it into the 'increase' when they renew the lease, and issue a lease addendum at renewal to include tenant's responsibility related to lawncare. 

I'm hoping to connect with like-minded people in the Toronto Area (or elsewhere) just to bounce ideas off and hopefully to connect with some great realtors or wholesalers that can help me find that Giant Diamond in the Rough to start the ball rolling. 

(you get what you pay for, in other words) So Fl is considered a core market now to many of the institutional guys, so that rolls down hill and puts pressure on all asset classes and sizes.  

If you're buying something for cash flow then as long as you're in a safe, stable loan program a 40 year amortized loan or IO is the best option. keep the money rolling in and the equity building.