The idea that you can build wealth without putting any money into it is a recipe for disaster and the sales pitch of gurus trying to steal your money.

The odds of losing money are much higher than the odds of making money. 

I put down all my money on this deal.

I'm wondering if there is a typical amount to put down as earnest money?

I've bought numerous properties with none of my own money - but you have to work to find these deals and make a lot of offers, and hear a lot of no's.

Would be great to find a way to use her RRSP money without penalty.... or does that only work if you have a mortgage in your name?

Creative deals are negotiated by educated investors.You can make more money from knowledge vs having ones own cash. 

Cons: take a big tax hit up front, so I start with less money invested.

Between the 20k and the money I know I will put in to renovate the house it feels a bit overwhelming.

Good PM's can be hard to find but the right one is always worth the money because you avoid headaches and your property will usually perform better than when it's self managed by someone without experience.Hope this helps!