Just struggling to find any good leads with not much access to mls and other paid services.

Remember, you don’t have $965 of cash to invest, you have equity, which will cost you money to access.

It normally doesn't cost you any money to open and to be able to access that large amount of equity to buy or stabalize your current portfolio allows you so much more opportunity costs.For instance, I took a $200K LOC out on my primary residence when I first started in real estate.

If you do budget that much, the you will easily hit your profit target.There are currently no restrictions in Lewis county and STRs work there, but there is always discussion on them by the city.

But the places we all encounter that could only have a wheelchair ramp put in that intrudes into the public sidewalk (which neither the landlord nor the tenant owns, and now the sidewalk may not be sufficiently wide or accessible for a wheelchair), or that would require tearing down the storefront's façade (envision a storefront right up against the sidewalk), are grandfathered in. 

Cameras are motion-activated, can give you alerts, you can record the video and access it from anywhere, etc.

It should be noted that the cases were prosecuted against companies that owned and sold thousands of properties nationwide, not against small time operators, but anyone who attempts to follow the model is better off hiring a well versed in the subject matter attorney and be aware of state specific restrictions (like in NY, Wisconsin and others) on Deed for Contract agreements.  

I'm not familiar with Canadian regulations but you should look into how you can get access to money if you don't have any.

- Can be a big challenge when tenants are involved for access!

If it's an HOA-based one, or has some other deed restriction, get out of the position.