Obviously the CPA in the States would know better my plan is to sit down with a Charter Accountant in Canada and also have a booking with Tom Wheelwrights Business " Wealth Ability on the 10th of May about this exact thing before i pull the trigger on anything.

Why should the pay me a commission for the ability to list when they can list for significantly less? 

How are you all handling this element of tenant screening?

Signing contracts to purchase without intent or ability to close is called FRAUD.

We do offer a "ride it" option, where they can just continue to pay rent, utilities & lawn care while we try to get it re-rented, but there's an element of gambling in there that most people don't want to try; if we get it re-rented immediately, they would come out ahead, but if it takes more than a month they come out behind.

I get about 400 5 star reviews per year and I am a super host with @Avery Carl  Any more than 5 and I’d have two choices: start outsourcing or lose my ability to scale.

It's non-judicial but there are elements that remind me of judicial states.

The relevant date is the sale/exchange date, not the date a property becomes your primary residence or the date a bill becomes law.  

This is not an indictment on you as a broker, your skills or abilities but purely a factor of the product type.

Some laptops such as the Surface Pro have the ability for the screen to disconnect and serve as a tablet.