I now knew why the property was selling at such a steep discount. 

Any judgments on the property or outstanding liens (maybe they can negotiated for a discount)Condition of the property, does it need any up-grades, repairs, landscaping?

Google adwords is ripoff.Google lures you in with a cheap PPC rate, like 10 cents, and before you know it, they have you up to $1 or more claiming your were outbid.You have people, too, who will click on your ad repeatedly to max you out and get you off the site.Moreover, paid "ads" are heavily discounted for credibility by the cyber community which makes it even a bigger waste of money.Other than that, it's great.

It's a small investment in the beginning that will pay off tremendously as you go 

yes, there are discounts on the soft costs because there are cost savings on the construction loan due to the expedited construction process. 5m is actually pretty low in Toronto for this size of a property.

On new lease renewals offer a discount for rent electronically received by the 1st.    

If you discount 50% expenses, there is almost no room for error.

In the nearly 3 years I've been renting my home in Melbourne she has organised for a string of repairs, maintenance and replacement of a dishwasher (I got a 40% discount off retail). 

It can be easily made cloud based, and you can get a Microsoft MSDN license as a business for very cheap, and get steep discounts.

But if not, you will have to go through zoning yourself or sell at a discount for your buyer to take the risk.