Even the narrowest without garages might be 12 units per acre. mixed use is complex and you need a commercial agent. that's a small plot for mixed use. if you don't have a lot of experience I'd recommend talking to the city first about permitted uses within your zoning and what they may allow variances on for development, check your height restrictions first.

Also, maybe the installer was super good and placed each vinyl plank really tight against each other and somehow that didn't allow water in between? 

I would also have a realistic check in with yourself... would it be easier to scale/grow your current biz to allow for more freedom for your spouse? 

I plan on putting some elbow grease myself but mostly contracting the work out to allow the professionals to do what they do best. 

A small fix and flip loan would give you the ability to access the built in equity much faster, even if it is a 'stabilized bridge' loan that would allow for you to wait the 3-6 months for seasoning.

If you are looking to be more active, there are great opportunities out there for value add on multifamily whether that be raising rents or light rehab projects.

I have not been able to find any software or websites that allow skip tracing in Canada.

Only issue with that is that if/when you move out, zoning likely doesn't allow you to rent both up and down separately.

@Zachary Petrak you could stabilize and perform the rehab while using seller financing if your capital allowed it and then when the property was ready and rented at market rates, you could refinance into a DSCR loan.

OwnerRez integration allows real credit card security deposits on your direct booking site, VRBO and Airbnb.