@Leandro ZhaoYour provincial legal association will have a standard offer to purchase of some kind.

Renovated first and second floors up to market standards.

While we definitely didn't purchase it "right" by true investing standards, we paid full price and put 20% down and have raised our family here ever since.

Here are the options I can think of1) keep things how they are and just buy new primary home with cash down payment and get standard 30 yr loan.2) refinance townhome first to a 5/1 arm or 7/1arm to lower monthly payment= higher rent profit?

It was <C-class but in an industrial area & in high demand for those working in the facilities nearby.

And if so, is there a standard contract im able to use for this kind of financing?

I did this mainly because the stats saying that the Internet will be (& is)the main hub for buyers & sellers looking to hire a Real Estate Agent, & I believe that Bigger Pockets will be the gold standard for all things Real Estate on the internet.I do see your stance coming from a smaller market, but I firmly believed that the reach of Bigger Pockets will continually grow which will (hopefully) help that cause...I remember David Greene mentioning (& don't quote me) that they are adding 4,000 members every week. 

It seems like a lot of the recommendations for the wording to use on postcards and letters are strongly based around being able to offer cash and close fast. 
Has any one experimented with listing some of the more cr...

Keeping that in mind I would first make sure that the Catholic school is up to your standards.

(C)The regulations in Subsection (D) apply in the area defined in Subchapter F: Residential Design and Compatibility Standards Section 1.2.1.