In the meantime, please completely fill out both the Rental Application (included with this letter) and the Lease Agreement.

In BC, every previously ( before 17 Oct) signed rental agreement is grandfathered with a no cultivating (growing) canibas clause, and if you have a no smoking clause then this automatically includes canibas.  

Hi @Anisha KnoxI have REALIST here (It's included with our board dues as a tool).

My offer includes proof of funds, pre approval from HML lender and I am usually near asking price and many times over it.

Doing a cost analysis also should include logistics. 

ARV is about $360k There are numerous loan products out there for your situation, but all (that I've seen) require a personal guarantee and are full recourse.

@Karla Slyngstad A Delaware Statutory Trust qualifies for an exchange, and most have debt at or near 50%.In your situation, and speaking in general terms, a $400k equity investment would include a $400k debt position, satisfying $800k in an exchange.

The lease agreement includes mom and one kid, the daughter just moved back from college and now the son is using basement living area as a bedroom.

Or since the sale includes 5 units regardless if the buildings arent connected, will it have to be a commercial loan?

Property #1: When writing up an offer purchase, be sure to include the current owner be responsible for the water charges thru the closing date.