I think the best suited scenario is finding a distressed property that will take a few months of rehab, and then wholesale to a flipper.

Underwriting is also my strong suit and that's translated into some of the asset management duties as well. 

Another thing worth noting about Edmonton is that we are suffering from "urban sprawl" and to fight this the city changed the zoning bylaws last year to allow secondary suites in nearly every property and even 3 suites per property on most lots.

At the end of the day you should do whatever suits your goals and comfort levels regarding risk best.

But I would likely want to put a few more socks in for the actual suite rentals to have for their boats.

Speaking of a soak, it’s always a plus if the property has a pool or jacuzziWhile a swimming area might increase your HOA fees, it will also increase your average nightly rate and average guest satisfaction score.

Too bad you aren't on board with BRRRR because the HELOC is ideally suited to it. 

@Zach Whitt to me it sounds like an SBA loan would suit your needs.

All in one would suit some borrowers and the traditional 30-year fixed loan would suit some.However, the lender that I am going with for my primary house AIO loan, CMG financials, doesn't offer AIO loans for investment properties (Even if they do, there is a limit of max 1 or 2 AIO loans per borrower).  

While it may not seem like it is, that can be a complex question best suited to an adviser that knows you and your personal situation.