I've done this before and it is effective in getting the tenants to pay back rent or getting them to leave.

It's easy to draw out but it's not easy when you want to change your numbers since one thing effects the other.I'm trying to find something where you can put your first rental at the top, type in it's cash flow and keep working your way down as you acquire more properties.  

Regarding the problem you mentioned of 100% leverage, it definitely makes it harder to pencil in an investment when you're effectively borrowing 100% of the funds.  

If by real estate industry you mean the new MLS laws that went into effect for all Realtors this past August 17th......my take is business as usual. 

If not, and no other factors (like in a bad area, where a lot of things might get thrown up on the roof; the foundation is moving a lot; ... ) effect it, then bi-annually or when you think you need it should be fine.Feel free to reach out to me/us any time.

Having a hot tub itself is what I would be looking for, even in luxury rentals I've booked for myself in the past :) My $0.02 is to opt for the larger, more cost-effective, option - which may not be the wood heated one. 

On the other hand, if you are netting significant profits (e.g. 100K+ per year, but I really don't know where the cut off point is) in the US, the overhead may be worth cost / aggravation.I am curious what structures Canadians are using and at the end of the day, what is the effective marginal rate they see.

My concern is that my DTI may be negatively effected if I refi my primary 1st.

So they will cash flow - but that's because they effectively put 100% down.We have two more turnkeys listed on the MLS right now for under 250k in good areas. 

From a logistics and hard cost perspective, it is more cost effective to complete the entire renovation process at once.