Colin Davis Hey Colin, so ya CMHC allows 5% down on 2 units or less for owner occupied properties, and 10% down for 3-4 unit owner occupied.I’ve never heard of any scenario that involved bank financing where you can put less than 20% down on a mixed use building.

While I have a few in mind, I would love to work with a broker or agent that is actively involved in REI. 

I've been involved in several lawsuits, both as an officer and a resident and I've NEVER been on the losing side in any of them.By-laws are just that, LAWS, as I told the guy who replaced me on my local board here.

I'm not familiar with using the term "professional landlord" in the context of driving tax strategy (just "real estate professional" vs "not a real estate professional", which is determined by hours involved, not scale).

(i.e. there's still some risk, stress, etc. involved) Not to mention that paying 10% + leasing fees "goes up my bum sideways!

I'm a big fan of using what is there, cash-flowing it and using the cash-flow over time to improve the property.

I am looking to live in the home, while making minor improvements while living there.

If the purchase price is less than the debt then you have a short sale situation which would involve asking the lender to postpone the sale so you can go through the short sale process. 

I would probably avoid somthing that old rural, as the return on improvements will be more marginal.

Once the tenancy ends the tenant should not be involved in the place in any way.