Get into another 30 yr 3.5-4.5 % interest loan with 3.5% down payment..... and you still have probably over 150k to play with on an investment property purchase.

I think the best play is to go conventional at 70% LTV, refi after 1.5-2 years and go CMHC for long term.What are your thoughts?

I am looking for a SECURE, reasonably-priced (preferably free) site that allows prospective tenants to fill out an application online and then have the completed application emailed directly to me (or give me online access to the information)?

It seems that relying solely on Lines of Credit is extremely risky and possibly unwise. 

Otherwise you would be playing a "slow mans game" if you only focused on cash flow.

NOO probate either tax delinquent or preforclosure.I’d be at the public records office or courthouse or if it’s available online I’d be at Starbucks Then I’d go meet with them, I’d skip trace or send a white letter then show up on a Saturday between 12-4pm

Sounds like you got a gem, the better play would be to BRRRR and hold it.

Have been bidding on online  auctions, haven't won anything yet, but it's only a matter of time.

I am also taking online classes paying thousands of dollars every semester on a degree i can care less about which is really not gonna change my salary it will probably drop it if i decide to use it.

sounds like you have a great opportunity. i recommend the contact for deed route. as you mentioned you can get a lower down and more flexible terms. if you can get a 10-12 year ballon payment you should have no problem refi'ing out prior to that with a conventional loan and pay off owner contract. i would try to get the per unit down. you could try to show the total amount you would be paying when you add interest into the equation and see if he will come down on asking price, at least to market if not below. as well as play up the continued cash for with zero management headaches. ultimately if it cashflows well and you have good fixed debt for 10 plus years my experiences has been that price per unit is less of a factor. cash flow is king.