Cash, developer financing, gaining citizenship, using a margin loan from an investment account or a heloc on your primary in the US, seller financing, etc. are usually the best options as bank financing with attractive rates and terms usually isn't available like we're used to in the US.

My preference for providing value to others is by use of my brains and not my brawn...or lack there of. 

FHA Loan.

However, when I purchase the home it was being used as a single family, therefore, the loan I currently have is for a single family.- When I bought the house, I renovated the apartment and it is currently being rented out.- My question is do I do a cash out refinance or take out a HELCO (the mortgage broker I used originally advised that)?

@Matt DornakWhat is the specifics- If it’s selling a property to buy another there could be programs that work but other than that, no owner occupied loan to delay financing

Partnering with Graham Lyster provided valuable local insights, making this an attractive and strategic investment for Partner Driven.

Any affordability red flags, like high loan payments?

The VA loan requires you to live in the property as your primary residence which is defined as at least 51% of the time.

But we will make that up with no state tax and every house has air conditioner/ Forced air :)That VA loan is valuable and sounds as tho it's no longer a dream,,, it's happening.

Now, courts will provide a check on federal regulators.