Nick, do a google on Barry Maguire REIN rent to own... he’s doing a course in red deer in a week and if I wasn’t still playing hockey I’d be going.

Just playing devil's advocate. 

I worry that purchasing now would be a minimal cash flow pure appreciation play. 

One idea is to find someone who is also in the game that you could partner with that could provide the extra cash for the down payment. 

Either way, the fire has been lit and we are actively getting involved in the REI world and meeting other investors and are ready to just get in the game.

It will take a while to establish income but real estate is a long game.

I am ready to learn the wholesaling game.

Knowing what to say and what not to say also come into play and most sellers will screw that up to, though I admit so will many agents, therefore it is very important to find a good and highly experienced one.You mentioned not wanting to pay $900 more to list with an agen.

If these deals were single families I would do a reno in a heart beat because the "BRRRR" method works well with the equity game.

I'm not sure how that would play in your market.