I remain sceptical about the viability of wholesaling as a business model in Canada simple due to the relative size of the market; that mortgage arrears are historically <1% and defaults <0.5%; and that Canadians are pretty well indoctrinated to seek out a real estate agent when they need to sell a property.Why not simply get your real estate licence?

The outcome, 2-unit left and 2-unit remained.

=> https://twitter.com/BruceShilander/status/640932874070441984I have done both to remain independent of the rat race since1997 ;-)You can do this type of marketing AND build relationships with private money lenders simultaneously.

If it's legal, then I don't understand why that conversation can't happen unless the rest of the investors choose to remain anonymous (which is possible...but usually there is someone who wouldn't mind speaking to someone like you).  

@Ashley RhorerIf your your investor has Roth IRA - it can be converted to a self-directed, but it will remain to be Roth IRA.

Now (here's the wrinkle), the valve would not shut off all the way; a small trickle remained. 

If not you can walk away.Here's a specific clause that I have used in a similar situation:------------------------------------------------Commercial Tenant/s Requirement: Buyer shall have thirty (30) days from acceptance ofthis Offer to Purchase to identify one or more qualified retail tenants for the subjectproperty or this offer shall, at Buyer’s option, be null and void, and all earnest moneyreturned to Buyer immediately.A Qualified Retail Tenant is defined as a prospective tenant who (1) has profitablyoperated a similar business to the one proposed for the retail space for at least the past 3years, (2) provides reasonable evidence that he or she can obtain or retain any necessarylicenses or permits for the proposed business, and (3) signs a Letter Of Intent to (i) rentthe ground floor retail space of the property for at least 3 yearsstarting in 2014, (ii) pay rent of at least $20 per square foot per year Triple Net in the firstyear with index-linked increases for the remaining term, and (iii) pay for any constructionor modifications required to operate the proposed business.Seller or Seller’s representative must be present during all showings to prospectivetenants

You would bring the remaining $16K for the purchase plus your purchase closing costs. 

The size of the mortgage (or hard money) remains the same; you simply trade your current mortgage terms for newer terms with longer terms. - Can refinance up to 75% of rehabbed appraised value - If wait 6 months can include rehab as part of rate/term loan???

Remain patient and save (believe me when I say that I understand how elusive patience can be at times)3.