I've found that larger (80-units or more) apartment deals that come from wholesalers are usually a waste of time - mainly because the financials (like T12s, Rent Rolls, etc) are incomplete. 

As an avid reader and absorber of this site I've found myself drawn to certain folks who seem to have ideals/thoughts that very much align with mine. 

All renters got dirtygrams from landlord when common areas were found in less than desirable condition.   

The best deal I've found is a 160k house with a rental potential of $1250. 

However, I’ve found that it’s hard to research for certain parts of the plan, so here I am!

We found a device for smoking pot. 

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.