The book referenced by Hadi above is a good starting point and will provide you with enough information to have a realistic dialogue with your accountant and council about how you should proceed in the near term and when you should look at incorporation (and structuring of corporations), trusts, etc, as your investing business grows.

Soon enough, I was getting blueprints approved by city officials, going to city council planning commissions and meeting with engineers.

British Army - Corps of Royal Military PoliceMaster at Arms - QE2Senior Contracts ManagerCoroners OfficerInternal Affairs InvestigatorRelocated from UK to USAInterior Design Student - Batchelors Degree (Currently) via distance learningRealtor..........all this and I am still only 25 lol

The closing company I have doing my deals has a lawyer who owns it so I'll get her to give me some council.

And I hear a slight English (British) undertone to both of them -weird.

what's the average Cap rate here in British Columbia for Investors and what should one aim for?

Also, contact your city council member and seek their help.  

(here in Canada British Columbia) Or do most as do i have to go the Traditional route and have to put a down payment of 20% or more?

I am not sure about where you live, but here in British Columbia you can get the recent tax assesment for any property online (Google Search - BC Assessment).

I live in Lincoln and invest in Lincoln, Omaha and Council Bluffs IA quite a bit.