Banks usually only lend you half of what you already have on deposit. Bank on the government Check out the Registered Home Ownership Savings Plan. Bet on a partner . Find one partner with cash. You do all the work, repairs, upkeep, property management.
Partner puts up money.
Syndicate them or create a limited partnership with you as general partner. Use Realtor's commission to help. Not cutting the commission, but deferring the commission for a while - asking the Realtor to wait a little for some of his or her money. Remember though, Realtors have to share their commission with their company as well. It doesn't always work, but it doesn't hurt to ask.