The business must be an active enterprise performing a service or selling a product. 

If so, I'd recommend calling more local banks and credit unions. 

Is it possible for US investors to get a loan on investment properties Through Canadian banks ?

It can get pretty tricky because the bank will want the loan to stay at the current LTV.

Your bank will lose money if you do this and they will make note of it

As a Buyer I’ve been the beneficiary of low appraisals on bank sales where they have the original square footage listed in the appraisal because, as she mentioned, they almost always go by public records. 

For example, if I can borrow money at 5% and buy property at an 8% cap rate, then I am making money on the bank's money. 

My client would love to work with me, but she has a Reverse Mortgage on the property and is afraid once she leave her Bank will want the loan in full.

People lose it all, run on the banks and start eating one another. 

Basically a HML is another way to obtain a loan, just like how you finance your properties with a bank / mortgage broker.Most of them will finance repairs and acquisition.