@Bruce Woodruff yeah I think I was just super excited and was willing to skip on the inspection but I see that’s more risk than I’m willing to take

If you skip the plans and permit for this (which will need to have both architectural and structural plans), you will not be able to have the added space recognized on title.

My understanding, in Ontario, is that skip transfers are not possible without paying all the fees and taxes, twice.

Also I am in Montana, we skipped out on the last few recessions, we hardly got hit here. but we hardly go up in value as well. 

We're gonna skip the goto an expensive 4 year college and THEN go get a good paying job, then buy a single  family house route, if we can.This FHA mini-multiplex loan program seems like the grow up plan for future multi-family investors.So now you have the storyline for the future.

On the positive side, that may give you leverage to get the price down on the total portfolio.I would also note that what may look like a great cap rate on paper, may not be a great cap rate once you factor in actual vacancies, skips, evictions, etc. 

Look for a "Skip Tracer". 

I use a skip tracing service that goes by Needs to Skip that has turned around smaller lists (less than 500 names) in about 48 hours.

If you understand have some experience then you may be able to spot the reasons make adjustments.Emergencies happen, tenants skip town, tenants quit paying, property managers have been known to claim a property is vacant and keep the rent payments, contractors may charge to much.

Given this, should I skip the "no money down" investment methods and try to own rental property?