I am sure you have already found a mortgage broker to work with by now, but if not, I have used www.mortgagewithcindy.ca for single family residential properties. 

So after many hours with the town and digging up old field cards in the basement they found the original 5 family card and eventually agreed to grandfather it in and approve a reversion to a 5 fam or less, whatever I would like and obviously after I close.

Have you found a good contractor?

Any property I've owned more than 1-2 years (and some even sooner) have been refi'd where proceeds exceed my purchase price.You just have to be in a strong cash position (via your $, HML, F&F) to strike when the right value add deal is found. 

I found this one for $.79 @1100 = 1015 with tax and delivery.  

Buyer found property himself on Redfin and also submitted an offer himself on a previous condo but lost the bid.

Glad I found this.  .

Cash flow is pretty good and just found out I have some good equity in the property that I wanna use to invest in another single family home.

Then I found a quadplex and ran the numbers.

Then I found a quadplex and ran the numbers.