Usually just single family homes, but have ventured into apartment complexes.My mom allowed me to invest (borrowed her money hah) when I was 18.

You can make up to 20% annualized return doing loans or higher for joint ventures.

Are you looking within Toronto or willing to venture out of the city....  

Bottom line is it's better to cut your losses and move on.You can deduct the cost for pest control from the security deposit because that is clearly damage caused by the tenant.

No lender is going to be in a hurry to put out money on a property where the only people with (skin in the game) would be them (the lender) and the Vendor (now a lender through a carry-back), and the guy in control of the asset (you) has no capital in the deal ("skin in the game").Unless you have a long and stellar track record, it would be very foolish of them to make such a deal and they would not be in business long if they took-up the practice.But, to your credit, it never hurts to ask ... just do not be surprised or offended when the answer is "No!"

We simply knew it was time to take control of our finances and break out of apartment living.

Good luck on your venture and see you around BP!

Remember you don't have to own a property to control it.

There are lots of Joint Venture programs out there; Dani Beit with Simply do it and John Majalca with www.texascashflow.com; just do your homework in getting investor references (not the people who work for them like lenders or title companies), check them out if they say they are realtors (check license), google their name, phone and emails (make sure they are not scam reports about them.

I may be a newbie but I consider myself trustworthy and eager to grow.Thanks and success in your ventures!