Probably a noob question: Assume you buy a $100k property at a 10% cap rate the is cash flowing $200 a month (2% rule).

If I was looking at a park I would only consider a park with 1 private utility not both, if it has a lagoon or treatment system for sewer I would pass immediately, the DEQ in my area can put your out of business with all their rules and regulationsGood luck

My main concern is that I’m moving to a small town of 5,000 people and the prices are lower there compared to other parts of BC, however it’s nowhere near passing the 1% rule!

This is the one we use all the time with investors.Moreover, if he has any interest in the property, he needs to be disclosing that to you in writing as well.His office's "different take on agency" seems to be that they don't care about administrative rules from the Division and they are unaware that there are state approved forms that address this situation exactly. 

Getting good at finding deals can be a fantastic asset and can really help propel you into success.

The property is a good one is likely to meet or exceed the 1% rule, which is really good in my REI area.

I'm struggling with being able to find properties that cash flow but aren't so under priced that they hit the 2% rule.  

Fantastic.

." - this rule here makes it a dealbreaker to be an investment property.Hoping they will be more lenient in 2020... going to research more into the best City to do this in for Orange County. 

Cost segregation combined with bonus depreciation is huge.A lot easier to 1031 one 100 unit property than 100 individual houses.Apartment rehab often stays below the $2500 de minimis safe harbor per item (because apartment communities don't pay retail) - which means immediate deduction and no future depreciation recapture (i.e. an HVAC replacement may only cost $2400).Some apartment rehab above $2500 per item can be immediately deducted if it does not meet the 20% "unit of property" rules (i.e. replace one HVAC system in a ten unit building).