You could structure a low down payment with interest-only payments for a set period, then refinance later.Master Lease with Option to Buy – Control the property now, generate cash flow by leasing it, then buy once it's stabilized.Sub-To or Wrap Mortgage – If there’s existing debt, you might be able to take over payments or structure a wraparound mortgage to benefit both parties.Hard Money or Private Lender for Reno Costs – If you secure a seller-financed deal, you can use private or hard money for the rehab without tying up your own capital.BRRRR Strategy with a Bridge Loan – If you can get the purchase price down, use a bridge loan for acquisition and rehab, then refinance with DSCR or conventional financing.Would love to hear more details to help structure something solid.

You first need to identity your goal for the money. 

I imagine it’s a relatively short drive from Southwestern Ontario, and it offers some unique opportunities that align well with what you’re looking for.Detroit has seen tremendous progress over the last decade, with significant investment and revitalization in many areas.

I totally agree with the idea that local markets offer better value in the long run that cheaper out-of-state markets.Finally, Just because an experienced property manager would not do a house hack or purchase a small multifamily property does not mean it would not be a good fit for you and your situation.

You want to work with private money, not residential mortgage companies for investment properties.

check these threads out...https://www.biggerpockets.com/forums/963/topics/1195280-expe...https://www.biggerpockets.com/forums/48/topics/1160450-run-i...https://www.biggerpockets.com/forums/48/topics/1137397-balti...https://www.biggerpockets.com/forums/52/topics/1010977-12-00...not trying to be discouraging, just realistichope this helps

A lot of carry-overs that make it easier for us to understand the markets and pricing (the numbers tell a story).You may want to work to find a company that will bring you on as an LOA for a short time while you're getting licensed (and maybe they can help sponsor your testing). 

You may run a company but you are not investing in real estate as you don’t own anything.

If you’re open to taking a closer look at Memphis, I’d be happy to run numbers for you on some properties that match your goals.

@Brenden Stadelman I found that agencies work well short term, but they are not a viable long-term solution.