If you are not serious about a tenant paying late stop complaining about them paying late.Tenants only do what they are trained to do and you have trained your tenant to pay late.

If you stop paying, he can foreclose and take back the property.This provides less risk than equities and more return than bonds.

One house I was looking at also had a mailing address that was the same as the physical address so I was stopped there.  

No court could stop the hoa foreclosure simply because the bank, and some buyer, "want them to".  

Usually just single family homes, but have ventured into apartment complexes.My mom allowed me to invest (borrowed her money hah) when I was 18.

Once you have an FHA loan you are not allowed to have another FHA loan unless relocating a great distance for work.Now that you have exhausted your Low Down Payment Options (Portfolio Conventional and FHA Conventional and FHA) you will need to use a Standard Conventional Loan and put 20% down to get your 3rd Duplex.The sky is the limit...you could continue to buy properties and build an empire or just stop there and enjoy more free time...I have friend who quit his job and just manages his properties now.Keep in mind that this 4 step process I outlined takes time (anywhere from 1 to 10yrs depending on the person) so keep the big picture in mind but don't let it stress you out too much.

Busy agents don’t have time to stop and count how many transactions they have done; but they can still give you an idea.

You can make up to 20% annualized return doing loans or higher for joint ventures.

Are you looking within Toronto or willing to venture out of the city....  

But you shouldn't let that stop you from getting started, if you can make the deal work with your current debt load then go for it.