If that's the case, the savings are not 'spent' but are simply invested in the house. They should be able to sell the house for the net value (market value minus mortgage outstanding) which should be roughly equal to the down payment.
High transaction fees on sales. Typically at least 5% in US, not sure about Canada.
Also don't forget taxes, insurance, mortgage interest needs to get paid while house is in your hands. Most mortgages have lots of interest during the first few years.
Can you imagine if buyers and sellers only had to pay, say 1% each? The whole market would become a lot more liquid. But nah, brokers are essential and have your interests at heart.
