Building with a small, local builder at around $115/sq foot (mid to high end) and using auctions for many of the materials enable me to have instant equity for this opportunity.  

If so, this would pretty much enable me to stay local and take a shot at my first property rather than resorting to other places.

I have a great command of the process involved with construction and project management of a successful project.I was told by some I admire that I constantly meet with about doing investing that I reminded him of someone how is sitting on the sitting line in the stands and dreaming of getting into the game( real estate investing) but never do it.  

The very number of Boomers allowing their 20 something children to live in their basement to "help them out" is only enabling them to be lazy and spoiled. 

The cash enables you to get the property with 20% down which allows for traditional financing with banks. 

However, my goal, beyond my current job is to enable myself to spend more time with my family.

However, the relationship with TD in Canada enables you to use your Canadian credit when borrowing and you can setup/manage your accounts from here.

My background has enabled me to quickly spot and accurately determine the associated costs for improving or rehabbing a property as well as properly planning & executing my exit strategies.

It would show a payment history and ownership rights so should enable him to refinance it with out a downpayment providing the equity is there - correct?  

What investment will you make that will at least earn you back your $165k after 1 or 2 years, AND enable you to make those payments every month?