And with being honest and straight forth with this being the start/beginning of my portfolio, its as though you are spraying some 'run b-gone' spray as you come to realise that no one ( lenders ) really wants anything to do with the beginner.Even with the property already turning a huge profit, the lender still has a raised brow.  

Most 5-year fixed rate mortgages are going to run from Prime -0.1 to Prime +0.5, so we are typically doing 0.5 to 1% better than a fixed mortgage.Our typical strategy is to place a mortgage with a variable rate note (5-yr term), but set our payments higher (either at the Bank of Canada or lender's posted rate for a 5-yr fixed-rate mortgage) and effectively hedge the interest rate ourselves rather than paying the lender to do it.I do realise that ARMS are a comparatively small portion of the residential mortgage market in the U.S.A. - which may go to explain why I have yet to find a residential ARM product that is as flexible or competitive as as our variable rate mortgages.  

Now at 38 I realise its time to get serious.

Many prefer cash flow day one however experienced landlords realise the costs often exceed the advantages in retaining existing tenants.

So the more I look at these local sales the more I realise we must move to the US fast.I do have a question to the forum members but could not find where to post it.

I didn't even realise zero percent down would be possible (at least without an exorbitant interest rate).

It doesn't waste my time that's why I offer a co-brokeI don't blame the agent I feel for her & don't want to bust her chops b/c some knucklehead has told her he's a big time investor and now he's running her ragged until she realises he's a bum & he finds some other poor agent to abuse. 

After realising I would like to make some more money, better my life, and live more comfortably in a very uncomfortable state, I am looking at multi-family properties.

The borrower gets to pocket the difference (and with years of practice in investing their own funds they're comfortable making the 9% commitment), and half the profit on realisation, effectively extending their credit line for far more deals without having to put in a cent of their own - the note investor is obviously happy making the 9% without the risks and hassle and with full rights to the property in case of foreclosure.

Much as I'd like to get rich quick, I realise it's improbable.