The purchase of a license (read all material from the governing body in your area.

20% is the barrier of entry in Canada.Rarely do I see short term scenarios where a bank will fund a project with less, and the one I have seen was a very special circumstance.Relationships with private lenders will give you your downpayment if you find a property in your target market that justifies their investment.The new Federal Government incentive doesn't help much but may be an option to consider.

Dan  Na you need government oversight.

Assisted Living using government aide may be an option.

I have lots of construction background and business experience in government but no actual RE experience other than the purchase, rehab, and sell of our current home.

I just printed off a pdf of the laws and will be reading and high lighting!!  

Canadians may not pay that much more (taxes) than Americans — and, on occasion, as a nation, they have even paid less — but they do get a lot more from their government in terms of social services.

The reason behind that is because you're technically giving the government a tax free loan for 1 year from April to April and that it's better to get more from each paycheck and just pay at the end of the year.

Then the fine print often includes strategies that really are NOT no money down:1.

I have lots of construction background and business experience in government but no actual RE experience other than the purchase, rehab, and sell of our current home.