I deal in the 3 major cities: Toronto, Richmond Hill and North York.

This program seems ideal because you are wrapping the mortgage and renovation costs into one, which allows you to get started right away.

Find the average cap rate (this also varies between apartments, retail, etc.) in the specific area you are looking in (this does not mean the state average or even metropolitan area, but that individual community) and then decide if that rate or a better one will be your target price point.2.

I deal with this daily.

I think some bulk deals are selling at 50% of market value and then are split up where individual properties might close at 65% at absolute auctions.

i think you need to explore the idea of your client building his corporate depth. as an individual he can only do so much. he might have to go to a hedge fund that works with a top ten bank and uses thier funds to set up a wide variety of programs that they as a fund service.

I am not sure how they get their buyers, but having a network of investor/buyers will help move properties faster than trying to sell individually.

Ideally, I'm shooting for MF properties in the $1-1.5m range.

Does one form a company LLC and then purchase each individual investment under its own LLC?

I know in one of the three states I deal in you have to file paperwork with the SEC before you seek funds.