@Manolo D., well if it's "just like any other lender", then you owe him no loyalty, being "just another customer", right?

I read a book called "Rich Dad, Poor Dad'' that a few people might have heard of and, I instantly became interested and excited to dive into real estate.  

I'm from the Toronto area and looking to get into multifamily dwellings.  

According to the American Land Title Association, the following types of loans do not have to comply with TRID:Home-equity lines of credit Reverse mortgages Mortgages secured by a mobile home or dwelling not attached to land No-interest second mortgage made for down payment assistance, energy efficiency or foreclosure avoidance Loans made by a creditor who makes five or fewer mortgages in a year And, in addition, 100% cash transactions (no lender involved) are also exempt.

@David Tipton  it's basically straight forwardClass-A: Above averageClass-B:  Average, FMR rent rates for the same configuration of dwelling; xbeds-ybaths-zsqftClass-C: Below average

If you can find a turnkey provider who can find you properties with 10% instant equity THAT YOU INDEPENDENTLY VERIFY, then and only then would I recommend considering it.  

Claims that once water gets on anything there is mold instantly.

Appreciation is nice, but cash flow is instant and much easier to predict.I rented rooms at my first home, it covered the entire mortgage and most of the utilities.  

Thank you for replying.The quote I received was for an entire year for that dwelling.

Purchasing turnkey you will be able to rent right away and buying a foreclosure you will gain instant equity once you rehab.