If I am understanding you correctly, you are asking if you can receive a "2nd mortgage" on a property for your down payment (or some if it).

I occassionally receive higher than usual rent because tenant pays late (If PM company doesn’t pay me the difference, keep it and just act as if the rent was not late, there is no way for me to tell as an out of state investor).

The city is growing, due to the national coverage it has received over the last few years.

Since you live there, it's easiest to just present the document and have them sign a duplicate saying they received it.

You can obtain credit, criminal, and eviction reports and have your prospect pay for this directly as part of your approval process.I also recommend you do your own verification of tenant rental status and history directly with the previous landlord.I am a long-time satisfied customer of SmartMove, but I receive absolutely NO compensation for this referral.

That can work but you'll likely need to go further from the GTA.HELOCs however are great not only as a source for down payment or renovation but you can also privately lend for 2nd mortgages off of your HELOC.Lend out borrowed funds at 4.5% & receive returns of minimum 11% right there you can make 6.5% return on money that isn't really yours in the first place.

I currently have an apartment that I didn’t receive rent for about 8 months ( eviction process) When I asked my account (CPA) he informed me that we would not pickup the income on the property.

Few years ago they said they received funding to create a task force exclusively to hunt down illegal rentals.

@Marc Mahadeo lots to this so I'll try to take it one point at a time here:Refinancing Two Duplexes - Part of your answer is dependant on what type of a loan you are receiving on your Two Duplexes. 

Hello Guy,Just some feedback- Called to office and wasn't very impressed with the enthusiasm of the person answering the call, also I never received follow up on someone checking out the 4-plex I was requesting PM for.