Although contractors are definitely extremely spoiled right now and have tons of work and are charging an arm and a leg, you can still find reasonable work by being proactive in 1.

I have a condo flip that we have listed last week and we have an offer. the issue that I am going to run into is that all the properties in ghe complex, that have sold in the last 2 years were all distressed. 3 foreclosures, and another 1 was an arms length transaction that was aunt selling to niece.

It will give you double digit cash on cash return with typical financing and other assumptions that would be considered normal when analyzing a park. 

You must be arms length from the investment at all times.

Let's try this again...A property management company that I've been using for almost three years has decided to focus on residential sales, so they're selling off their property management arm to Renters Warehouse.

HELOCs are ARMs but you pay nothing if the balance is at $0, whereas a cash out refinance is fixed but so is your payment even if you haven't used the funds.So if it's something with a lot of turn-over, like flipping, HELOCs are better.If it'll be something long term that you don't quickly pay off, like buy and hold, cash out refinances are better. 

I hope to be received with open arms and open minds.

Get a umbrella policy from your insurance company - this will add a level of protection if something happens at your property and you are sued, i.e. your tenant slips and breaks their arm...2.

Although my net is in the double-digits, I don’t yet see the cap rates changing much anywhere in my Province any time soon.I’d be grateful to hear anyone’s opposing insights. 

Also First Capital Bank 20yr ARM @ 4.25% 85% LTV