You can however use a True Bank Portfolio program which only requires 15% down even up to 4 units.

And you might break even.

My personal interest is in rental property investment. how much minimum income needed to start real estate investing in British Columbia, Vancouver or Alberta, Calgary region. with current affordability I can only purchase one 2 bed condo. with current rental market its not possible to generate +ve cash flow with even 20% Downpayment. curious how people are making money or is this just real estate scam to sell properties? 

We’ve gone through the process of doing an application and submitting the required documents, and our lender is saying our combined income is too low, even with a significant down payment. 

I am glad to be a part of your huge community and I hope to bring as much value as possible while I grow.Thank you in advance for all of your answers and I wish you even more profitable deals!

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

Even though this would also be an equally small loan, banks can't turn those down if your credit is otherwise good because that is considered red-lining which is illegal for owner-occupied loans.

Some people are really comfortable with holding properties that break even for a time. 

He acts as project manager, sources, finds the subs, and even oversees the staging.  

And even if they were, it would be a waste of everyone's time.