If you choose to go FHA, choose a mortgage broker who will call the seller’s agent and give them assurances that they underwrite efficiently and close on time.

I once had a tenant who let me know of some cracks in the wall, then assured me that he could spackle them, and I didn't need to worry.

Drawback is incorporation do have higher compliance costs (eg. tax filings and annual returns with the province)

True, its not rocket science, but there is an art and a science to the compliance and strategy.

Tell them why you’re looking and you may find good advice given or at least assurances that would never happen with the new company.

The second reason that I often suggest investors forgo a license is that it creates a significant burden of compliance.

If buyer has been in compliance of terms, what triggers him 'out of contract'?

If the tenant is in violation of the lease, make two offers one offer with the unit empty where the current owner agrees to immediately start the notice to cure process to get the problem tenant in compliance with his lease (snakes and rodents, and possibly even "esa" pitbull ) or to get him out of the unit.

So remember, every single one of these companies could take your money...but they are choosing not to, (while usually shifting that blame onto someone else) But that type of compliance costs a lot, and drives the profits from the owners/investors to the attorneys and accountants in the deal.There is a sweet spot for making money without doing that...It like saying Walmart has stores all over the globe, but Bob's hardware only has one store in your hometown...Bob isn't WalMart...That's a whole different level.

I wrote about those here as well, to warn what little of the community actually reads this stuff: Anyone work with Assured Lending Before?