I believe the investor may need a commercial loan at that point or could do 3 separate loans since they are on different parcels.

Mortgages are the last thing to default for a homeowner and appreciation has been so high in Canada that every homeowner who has purchased before 2022 has gained equity and could just refinance their loan over a longer amortization before defaulting.

I can help run their existing numbers to get more of an idea of the Business's Financials and work with you on how a loan payment would affect cash flows. 

I was able to secure $27k from my parents as a direct non interest family loan and $8k from our savings.

So a loss of about 55k We did a lease to own option so I could immediately take over expenses but keep their primary resident loan and interest rate.We agreed to a deal which would cover all their expenses at closing, their remaining loan balance, and $45,000.

Did you try a local CU or bank for a construction to permanent loan?

My wife nothing but student loans and car debt.

Explore FHA loans and mentorship opportunities from experienced investors.

Are there any loans out there that require less than 10% down?

I think you would be wise to sell and use the VA loan for your new home.