I dont have experience with plumbing and electrical which it needs.But lets just say a house with an ARV of 180-190k.

I am somewhat hopeful that Trump will achieve his goals of lessening regulations.

90% of my properties are lease to own and they are not regulated by DOdd FrankHowever the owner financing that we have done are subject to Dodd frank

Everything about the RTA and LTB regulations is on line.Your tenants leases are cast in stone for as long as they wish to remain as tenants unless they voluntarily agree to any new lease you offer.

GENERALLY speaking....If you're doing electrical work or plumbing work, you need to hire a contractor who will pull a permit.  

We essentially stripped the house down to studs and replaced everything - new HVAC, new electrical, new plumbing, new roof, drywall, carpet, tile, kitchen, bathroom, you name it!

They seem to be the most friendly to investors, due to less regulations.

Just make sure you talk to a lender who knows their way around the Fannie/Freddie regulations.

Investment companies with more than 3-4 owners could raise flags with the CRA and provincial securities regulators.  

Question:   Since we did a considerable amount of sweat labor ourselves and spent quite a bit on appliances, paint, flooring, plumbing, electrical, materials, and contractor labor and materials, do I need to write up an itemized list of the labor and materials and give it to them, or just write a list of the things that has been done?