Fractured condos can be problematic but I have a friend that does pretty well owning about 25% of the units in one complex.I would start by thinking of how you will operate this.  

There are IRA and other designated IRA that can bring down your AGI.  2)If you make way over 150k, than I would suggest investing in a diversified property group with different outcomes (some rentals might not have a good future appreciation or in a bad area, but have a good cash flow that will absorb your other rental loss ). 3) Invest in other business as a passive investor where you can generate passive income.

If not, once you incorporate those numbers, you will probably in the range of $2400 - $2700 / month in operating expenses.According to CMHC, the average vacancy for metropolitan Regina is 7% ...

I know that MF properties are valued by the revenue it generates but I still want to compare since we are reaching out directly to owners and dont want to go in completely blindsided.

I would make it crystal clear that because I operate a business, not a charity, they would need to go immediately unless they made their full rent payment on the first.

Also, are you going through some kind of provider or company that operates there who only offers "HOT DEALS"? 

Once in awhile I will work on the projects myself and for awhile I employed 2 people to cut the costs of subs, however after operating that way for about a year I found it was wiser to cut the two employees loose and operate with subs exclusively.

I talked to the broker yesterday, and neither she nor the operations manager understood why it is an issue.

I note that you asked specifically about “cash-flows”, which has multiple components each treated differently for tax purposes.In general, you can start with NOI, next you have debt service and cap ex, which can get you to cash-flows.The interest portion of your debt service is tax deductible (possible subject to limitations) and the principal portion is not because you get basis in the asset for the loan principal, which generates a depreciation deduction.Similarly, cap ex is generally not deductible currently but the expenditure is capitalized and depreciated, similar to the initial basis in the asset.In summary, you have cash and non-cash tax items that cause your taxable income to differ from your cash-flows and taxable income * tax rate determines your tax liability.

Most deals I'm seeing generate 3% cash on cash, optimistically.