Banks will typically lend from 65% - 80% of the property's value (LTV).

When Im working with clients looking to buy a in an area that has good balance I typically direct them to areas on the near west and NW side. 

Typically an owner/builder permit is only available for properties where the owner will be an owner occupant and many jurisdictions have a one year resale restriction when using it.

They have to view your ability to repay as their #1 priority, and with investors, the paperwork typically just doesn't fit their buckets. we write off most of our income as much of it goes back into the property anyway. 

Buy and holds typically is 1% rule. 

I typically will do a 3 day pay or quit on day 4 (rent is late in the 4th).  

These are typically very cheap.  

If she wont prepare the offer, go to the listing agent and tell them you want to write an offer at $200k.It sounds like you have a typical retail agent, who is never going to want to write an offer less than 97% of list price.

I'm not aware of any way to get money out of the business at anything less than the top tax rates so if you, or anyone else reading this has ideas, I'm all ears.Since we are now connected on LinkedIn, we can chat about the money thing, but my belief is that investing in real estate in most cities in Canada does not typically throw off enough cash for someone to live on. 

Typically they get notified by the agency conducting the tax sale.