.- Prior to taking on an interior retrofit, I'd exhaust exterior measures first - sometimes, that's all it takes.Good luck!

@Bill Gulley  Thank you for your exhaustive post, however please understand, I realize I do not 'own' the lands title... however I do 'own' a property right over the land.  

I currently have 2 rentals plus my primary and still have room to get another loan (based on lender feedback) so plan to exhaust my conventional loan options before having to get creative.  

This can really help you from a risk mitigation stand point if a market goes really south and will leave you with properties with plenty of equity to withstand a major correction.  

Not an exhaustive list by any means but some names of realtors who specialize in investment properties in Edmonton...Andrew Barrett Selena Cheung Corey Young Either I or my wife have had brief but pleasant conversations with each of them and while we have not done enough research on Edmonton to formally recommend any of them, they would be a good place to start. 

Second Home is worth 300kHe's asking 250kI'm sure others can give you far better advice than myself, but if I were you I would exhaust all of my lending options first, then start looking for a way to get seller financing, or a partner in the deal if the deal is sweet enough.

Is there a exhaust fan in the bathroom? 

.- I have aboue 10-20k that I could put down, but that would basically exhaust cash reserves- A 50K mortgage would be payable out of the excess earnings from my business with a moderate margin of safety (after paying the rent for the place I live and work out of, see note below). - While I haven't been pre-approved yet, I've been ballparked at 125K as the max loan I could take out. 

I wouldnt do it until you exhausted your other options though.

Better yet, make a list of everyone you want to quote you, make a pot of coffee, then start calling and don't stop until you've exhausted your list.