While Paul provides you links to some good information in his standard form welcome message, keep in-mind that areas of finance, regulation and taxation are somewhat different in Canada ... and different again in PQ from RoC.There is a small active cadre of Canadians here on BP, so when you do have a question specific to home, feel free to give a shout.

This "Network" of 100 plus people that they say are lenders is just the government with different loans you can utilize if you're swift enough.

Rent collection issues can be mitigated by programs such as Section 8 (aka rent assistance) or VA housing, where rent is guaranteed by government.

. :)We all use the term like making deal, the point is when looking at law and regulations, know that the loan s made by he maker who is the borrower.

``````````````````````````````````````````````````````````````````````````````````````Resouceshttp://files.consumerfinance.gov/f/201401_cfpb_mor...http://www.consumerfinance.gov/regulations/ability...An idea is you use a RMLO (Reg Mortg Loan Originator)The RMLO will steer you down the right path.See http://www.reiexpo.com/2012-classes/how-to-offer-s... 

I'm sure there are state specific laws, particularly since CA seems to have regulations on everything. 

Even though these will clearly be accredited investors that dos not mean there are no hoops to jump through or regulations to follow.

Get a few in a jar and take it to your local county extension agent or other government equivalent and find out as soon as possible. 

You incorporated the utilities into the rent, which was then paid by the government? 

I've been administering 1031 Exchanges for 30 years, and I can tell you that an individual can't just read the code, regulations and 100's of rulings and become an expert overnight.