The unique part of this property is that it has a detached garage with a separate living area that used to be a daycare that I could easily turn into a 2/1 rental for under $1,000 renovation.

It's possible you can use that at the negotiation table to reflect a lower purchase price-maybe (apt buildings are often a competitive seller's market).

First, what do you bring to the table, what can you do?

You could ask the seller what they think its worth to try to get a number on the table to start working around instead of a blatant how low will you go.You are absolutely right, the gift to gab is a huge asset in this part of the business.

It will also put food on the table while you cut your teeth on those early deals, and it might help you financially survive the early mistakes that will inevitably happen.

They go over the same ideas a lot but with a unique perspective for each person.

I represent a number of Hard Money lenders and they are each unique in what they look for.Simple answer is yes there are some lenders who will lend based on the merits of deal itself.

So two for 60k that would rent for 1k each vs one 120k that rents for $1200.Being that you are in Ontario I would put both lower and high desert locations on the table as well as Vegas.

Let's table that option though...let's look at the loan options listed.

Private money would usually be money that comes from family and/or friends, so as long as you have at least one of the two then that is an option.Trying to get them to finance 100% would be another story....you having experience or them having deep pockets would help.The question that you need to have an answer for is this: What would you be bringing to the table that would motivate them to lend 100%?