Go ductless:http://www.mitsubishicomfort.com/en/consumer/product-solutions/product-showcase

No high-end finishes, but all units have dishwashers and en-suite laundry (a big selling feature) and we are close to both a park and grammar school.

They left the front of the home unchanged but added the master & en-suite in-law with a living room.

Here is a link: http://genworth.ca/en/products/borrowed-down-payment-program.aspx.  

What works for you in your market, may not be possible or desirable for the OP.In our location, providing en suite laundry is an expectation in our higher end units and a differentiator in our student housing.Under our tax laws, most appliances are depreciated over 5-years, so we just building them into our model.

The after UBIT return would then still be about 26%.  26% ROI is better than the other two options, so the fact that taxation occurred en route to that number is inconsequential.  

This is what I haven't been able to find much about.I've talked to a few banks (the ones that hold my current mortgages) and brokers, all whom have told me it's not *usually* possible, even though CMHC's mortgage guidelines are somewhat unclear on it;http://www.cmhc-schl.gc.ca/en/hoficlincl/moloin/mu..."

@Lesley ResnickI'll sound a different chorus than @Michael Noto.We have moved from a common laundry room to en-suite laundry in all five our <=6 unit buildings  We are even in negotiations on two larger buildings, one of which has laundry hookups in each unit - I've already negotiated 16 laundry sets for $15K on the anticipation we will close on this building.Our experience with a common laundry room and coin-op machines was:the capital outlay for the machines was 1.5+ times the cost of a high efficiency residential laundry set;landlord carries the utilities and, typically, the coin-op laundry brought in enough revenue to cover its operating costs;vandalism was greater with a common laundry room;convenience to the tenant is lower with a common laundry room.  

http://www.msn.com/en-us/money/video/this-dollar88...

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