Their target audience are professionals with cash don't don't have the time or desire to become educated and are willing to pay/forgo some revenue for a experienced investment relations firm. 

They pay for it. 

Has anybody dealt with Investors Edge and gotten 100% financing after paying $3995 membership fee?

You will get some of these as well (This inquiry was for one of my 1500 SF 2 Bed + home office units)..... but by no means does this investment strategy warrant paying for a course.

Homebuyers will always pay more than a REIT type investor.  

Especially now, I am seeing a lot of people who bought during or right after the COVID pandemic and are in situations where they simply cannot sell their homes for any profit (many of them bought as new construction).

As I'm looking over their explanation I notice that I am being charged 8% of the rent received from CMHA. 8% from the rent the tenant pays and another 8% of the water bill which the tenant pays. 

I think seniors would pay more and be easier on property, but I'm looking at both populations. 

It is not uncommon - main reason we see right now is over inflated original ARVs and now borrowers cannot sell and pay off the lender. 

If the deal is right you can use hard/ private money to finance the home purchase and some or all of the repairs, then do a cash out refinance to pay off your hard/private money.