Then you just have to repeat the process 3 or 4 more times on 4plexs with positive cashflow.On the last property that you refinance take the refinanced money and throw 5500 per year in a TFSA  and use that to invest in some preferred shares of a company that declares dividends quarterly and earn an 8% return tax free if you invest from your TFSA.

Lakes, colleges, etc.Now everyone will have a different take, and mine may not even be the best but if I was in your position I would do these things.1.

The two things required for that are 1) enough distressed inventory to sustain it and 2) price ability that allows for positive cash flow on the properties.

Used strategically; the cost should be too large per month.Best of luck to you!

The way I see it is that MIRR accounts for IRR's two short-comings: 1) potentially having multiple solutions when the cash flow from the investment goes from positive to negative and vice-versa, and 2) assuming that you can reinvest your positive cash flow from the investment at the same rate of return you expect your investment to make (the IRR).

@Diogo Alves, genuine positive cashflow in Auckland is gone.

hey @Andrew Postell im also curious as i am in the same position and would like to use a heloc from someone else who will give me access to funds but i have no money, poor credit and plan to refinance asap.1.)

("I understand your in a difficult position and I truly believe I'm in a position to help you out. 

I'm positive and hopeful they will work with me on this...My question is for you legal guys and gals out there: If I can't work something out with the Church, is there any chance at all I have a case for adverse possession here?

Sounds like you're well positioned.