Additionally, I am currently in negotiations for a three unit comercial/retail property using bank and seller financing.... units five, six and seven... checkwhich means that 8 weeks into the year I was already well past the half way point to my goal for the whole year!!!...

If so, have you tried asking the local banks and credit unions for a commercial or portfolio loan? 

But its really simply a transfer from your bank account to your property equity account.  

If you're just looking to purchase a single family house you can do it through the US subsidiaries of Canadian banks.

My bank is not requiring a commercial inspection. 

Regardless, 8 sf/person is acceptable to banks and investors.

It’d help if you could come up with a part time job, sidehistle or summer job that puts some cash in the bank so that you could contribute toward the down payment and perhaps have a month or two of mortgage saved.

Most banks won't recognize rent revenue (thus affecting your DTI) until a property is seasoned.

well mine is ancient history 1977 ish.. you could only get 80% financing in those days.the bank allowed a private second.. that's what HML did they did the 10% second as there was no rules against owner occ.. then the bank did the first and you had 10% down plus closing costs.but one year of income worked as well.

I purchase for $100k with the bank lending $80k off that line and I kick in $20k.