For instance It for $105,000 did a $65,000 rehab utilizing the 203k loan that finances repairs and now I cashflow $1500+ a month.

These are Turnkey in this instance but they don't have to be.

It might be an instance of housing being more affordable in the town with the complex you're looking at, compared to the city that the renters commute to?

In some instance maybe.. in many others no.. they cant get the sub pricing we get.. 

For instance, if the tenants are month to month, your agreement could require the Seller give one tenant notice of termination so that it will be vacant and allow you to occupy as the owner at closing.

For instance I could say if you offer full asking price I’ll give $15k back at closing or some such?

For instance, are you on FB?

For instance, $87K purchase plus $12K rehab puts you at $99K for a house that you think is worth $126K. 

They are basically only allowed, and under very particular instances in DC and Montgomery County.

For the last decade it has been negligible in return which is why cap rates for instance have been at historic lows.