Niagara ON for C$370K or US$256K,  only 932sq ft.Why such differences?

As has been mentioned, try to find a way to keep as your primary for 2 years, and all gains are tax free at the sale.

The weather can certainly suck in the winter but it's no different than most of the country.I have been saying I would move out of NY for years but it is home. 

So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

It is zoned single family but since the previous owner is using it as a rooming house a few things look different that I am worried about the appraiser not passing:Outside doors for each room with locks.The only common area is the kitchen, no dining room, living room, etc.The rooms consist of 5 bedrooms, 1 kitchen, and 2 bathrooms.Each room has a bed and a small drawer which I am thinking of diassembling before the appraiser comes.Would I have a problem with this?

There are a bunch of ways to do this depending on the property type, usage, and you (income and credit scores).If this is a primary residence, you can get up to 90% of the value of your home minus any exisitng debt. 

I personally don't mind cooking on electric but I will say that cooking on propane is different than what most people know which is natural gas.

Yes, note investing is a completely different animal, apples to oranges.I do know that PPR has gotten a bit into multifamily investing, but I don't think that is their focus.

The signing parties are "stopped" from saying anything different after they sign the letter.Each Tenant Estoppel Letter states the attached copy of the tenant lease is accurate and was signed by the tenant, there are no other written or verbal agreements, the tenant has paid rent through a certain date, and there is no prepaid rent other than the current month.

If you had experience, capital and deals then it'd be different.