You too may agree and even think that it is so obvious that it doesn't need to be stated, but common sense is not so common, especially among newbies ... we've seen what taking the "leverage is always good" argument to the extreme can do in markets ... my favorite quote on the subject is from Warren Buffet: "When you combine ignorance and leverage, you get some pretty interesting results."

Risk to us, in the manner he handle it, is extremely low and well worth it based on the time associated with having to deal with the police and courts.

Yes 86 gallons of water seems extremely excessive.

There aren't many multi-family units in the area but it's an extremely desirable neighborhood in a great school district, so we are eager to move forwardAny advice is greatly appreciated!!!

From a realtor's perspective, doing a lot of CMAs (time), and then showing a lot of houses (gas money and more time), and writing a lot of lowball offers (more time) that most likely won't be accepted (we all know it's a numbers game) means a lot of effort with the final result - if they're lucky - of scoring a very low purchase price property and getting a tiny commission that they divide with their brokerage.

In theory, yes, but the rates are still extremely high so effectively all purchases would have to be in cash to make sense.

I am extremely interested in getting into buying properties at sheriff auctions.  

Toronto is extremely hot right now especially for single family houses.

I am extremely passionate about motivating and teaching high school and college kids how to make savvy life decisions and how to avoid the pitfalls that I luckily, narrowly missed.

They are extremely high risk for too many reasons.