If none of the offers are excepted, l will either build new or buy smaller properties.

Anyway they approved up to 65% ARV with 6-7 points to be rolled into the loan (except for a $995 processing fee with those points) and at a 14-16% interest for a 1 year note.

If not, will a special exception be needed?  

However, as others have said, you write off depreciation, benefit from appreciation, profit from rent increases, and watch your mortgage principal get paid for you.With the exception of the condo boom in Toronto, you've probably noticed that rental housing inventory is generally tight in Ontario.

While there are ALWAYS exceptions to the rule, I've seen a number of projects that cost the developer more than it should have because the drafter did not understand the code and so the project either couldn't get a permit or construction was halted due to code violations.

If you have done nothing up till this point except study then your next step is to take action.

While it is possible there are exceptions, I doubt it. 

Since I foiled them part way thru they didnt get much , except the wifes jewlery .

Never done it myself, but my guess would be that if your signed Contract only shows the price you agreed to pay, rather than the price you intend to sell it for, then the Contract that you make your Buyer sign will be a "carbon copy", except with you as the Seller and quoting your new-improved purchase Price?

No property has only 20% expenses (OK there are exceptions to everything, triple net deals for example) and any property with 100% would be obvious.