The first one being the most expensive due to running utilities and dirt work, and the later units getting down to $22,000 once the details were hammered out.  

Besides the best part is getting to smash things with a sledgehammer. 

My goal in my mind was to wholesale deals until I built enough capital so I could be a flipper (The join the "Real Professionals), because that's where the real $ was in real estate investing I thought (Even though I don't know how to swing a hammer). 

I'm 62 now and I will not be picking up a hammer any time soon I hope.

What you say makes sense, especially with Toronto area being so hammered.

I just write checks and I try not to swing hammers anymore but some things will be out of your control.

I started off as a real estate agent in college, then I worked for various investment firms (still work for one) and hammered together enough knowledge and relationships to begin investing in multifamily apartments with a syndicate of partners in my network.

Some thoughts, and my structure idea here may not work for you based on your personal circumstances, so just keep in mind to a hammer everything looks like a nail, and to a mortgage lender the only parts of the problem we see are the ones we can fix with a mortgage:1. 2  year work history would not need to be on his current job, so if he worked in high school, even part time, that could count.

For example; you wouldn't use a hammer on a light switch if it was broken and you wouldn't use hard money on your primary residence.10.

The image below shows our "product" (foreground bags, triple wrapped in 6Mil and double taped) compared to the industry common "rope off the property, put plastic down, get in your space suit,  and blast away with sledge hammers... and collect $20K" debris dump.