Talk to a few and find out if you can get some sort of pre-approval.  

Are there any experienced note investors out there that can hold my hand, either for a fee, or possibly in a joint venture of some sort?

Will the bank still require some sort of down payment even though the 20% equity is already technically met.

We are sort of a one stop shop for investors!

That doesn't make sense if he's a billionaire.Now, someone that "gets some basic gov subsidy, dines el fresco by the bay, sleeps in local shelters, or urban camping when the weather is nice" probably wouldn't qualify as FI in 90% of people's definition.That's why I was saying that to get to a standard base definition, the majority of us who are commenting on here should have some sort of agreement on FI.

But without a specific minimum expected return open yourself up to making purchases emotionally and you will find yourself justifying all sorts of things.As well, you state that it is a good long-term opportunity because it has good cash flow plus appreciation plus stable rental market.  

Some sort of routine inspection service would be pertinent.

Luckily we have friends and family who are interested in investing through us, but we're a bit stuck trying to sort out the best way to structure our investment vehicle.We've talked to a lawyer and an accountant and the general advice seems to be to incorporate in Canada, and issue shares to investors, however we're not sure what kind of share structure to go with (how many different classes of shares, whether we should issue voting shares as well or just non-voting shares, in what form investors will see returns, etc). 

I spent $15,000 setting up a simple sort of REIT, and that was the buddy rate. 

I absolutely agree that we cant go to a lender without all of this sorted out, otherwise I'm sure we'd be laughed at.