I think you are correct in your thinking - a lot of lenders right now are pricing 30-year fixed rate and 5-year ARMs essentially the same, with only the slightest benefit to the ARM option - generally because there is a very low probability priced in that rates will be higher in 5 years. 

Of course, with the key entry option so if the lock fails, there is a lockbox with a key to access the home.

Would love to connect and discuss some options

Option 3 is to remove the tile and add LVT, maybe $5K cost. 

I have bought properties by signing a lease option where I took control over the property, made the needed repairs, and then got it financed to cover my cost and what I owed.

Once we jump over our ethical / pro standard hurdles, it is up to the client to pick between Option A and Option B.Find someone that is aligned with this way of thinking, and that you can have open and free communication with.

As cash is low to even invest in another property in Canada - would courses be a viable option to learn Air BNB arbitrage or STR to potentially earn side income  ? 

Try to narrow down your options to the top 3-4.

We are exploring our options for financing, I’ve talked with a private investor, looking into a HELOC, also made some calls around for a hard money loan.

I wouldn’t necessarily want to only put 5 percent down but maybe somewhere between 5 and 20 percent. im just wondering if I have the option of not having to put 25 percent down like a commercial or investment loan.