Quote from @Josh Lansberry: You will hear a lot of people bad-mouth him, but Dave Ramsey can teach you how to get financially savvy real quick.

FHA gets a bad rap because sellers and many agents think it's only for people who don't have the money so if I had 20 percent, but wanted to use FHA, I would present a proof of funds with my offer showing I have more money, but am using the FHA as a financial option so I can get an investment property as well somewhere else.

You're not helping them either...you're allowing them to run a tab that is putting them financial ruin. 

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

Prioritize your financial stability.

@Joseph BinkowskiDon’t forget that you can now be qualified as an accredited investor by passing the series 65 exam without any income or net worth requirements.It will cost you around $200 to $300 and will be valid for 2 years (unless you can park your license with a financial advisor firm, then it will last as long as you maintain it).It is not a difficult exam and you should be able to pass it with around 40 hours of self study with a good prep book or website.

Meet with financial advisers/wealth managers and see what other options other than real estate there are and how to best allocate / diversify. ie have you maxed out your TFSA?

I believe such plans are offered by specialty divisions of the mainstream financial services providers like CIBC & RBC.

The FBI’s Financial Crimes Unit investigates these matters for filing of charges on Equity Skimming violations.

You'll get lots of these, some with very enticing financial offers.