Are you trying to purchase property(s) or are you trying to invest in another investor deal like a private lender?  

When I earn a bit more room in my budget, I'm debating whether to employ people to deliver the letters privately (along with other marketing material from businesses that I charge for) or just go with canada post.

Otherwise, you can get a conventional loan as low as 3% down, but 5% is easy to get with decent credit.If you are in a position where you won't qualify for FHA or owner occupy, I would recommend looking into private money loans.

I have hired private investigators as well to find people.

Some things i’ve considered:1) Talking to my co-workers lender to see if they would let me assume the mortgage at minimum fees2) Seller financing if that is possible3) Private money loan for repairs then refinance later 4a) Hard Money loan for repairs then refinance later4b) Hard money loan for purchase+repairs (*only if i could not get a conventional loan on the property ref. the roof repairs) then refinance after establishing new tenant+refinance wait time5) .....Something my mind can’t conceptualize.....

I just heard that starting in 2019, the City of Cudahy is going to require all property owners with a property that has 4 units or more to pay for private trash and recycling pick up.

If the properties are in Los Angeles, Exit all of them immediately and let someone overpay in the current LA market, Then purchase an apartment complex at the Institutional grade that will deliver you a couple of million a year in cash flow.When I worked in Private Equity and a new client showed up with over 20 million worth of debt free real estate spread out over 15 or more properties, It always surprised me that consolidation into one asset never came to mind.   

(My credit rating is 802)3) Is a private lender a good option if the banks refuse me?

So, like you said, partnering would be one option or getting private lender to cover a downpayment would be another.

I sent them a claim against their security deposit for $3200 (Deposit was $1000) for the damages.