@Kirk WatkinsPartnership entities have so much flexibility that you can literally allocate income/losses in anyway shape or form.You just need to find the partner to agree to the terms that you want.You would then need to find an attorney to draft up the operating agreement/partnership agreement.

We will add some new trim and do a bit more painting and coat the roof upon moving out, and will have minimum cash in this deal.

To piggy back on what @Michael Ablan said....typically you will have to live in the property for a minimum of 1 year before you PCS.

That can work but you'll likely need to go further from the GTA.HELOCs however are great not only as a source for down payment or renovation but you can also privately lend for 2nd mortgages off of your HELOC.Lend out borrowed funds at 4.5% & receive returns of minimum 11% right there you can make 6.5% return on money that isn't really yours in the first place.

(this is important if you do need a short term loan to purchase then refinance out - and the answer should be 1 day...very important that it is 1 day on title is all that is needed to refinance) What is my minimum down payment required?

I know there is license reciprocity with a number of states (PA being one of them), but it’s helpful to know there are agreements to share among various MLS services!

However, I’ll give you an example based off how my lease reads (which is based off the California Association of Realtors Residential Lease Agreement): rent is due on the 1st of the month and a late fee is imposed if not paid by the 5th.

Review their management agreement.

Eveything here is ridiculously overpriced and draped in regulations it seems so I've expanded my sights outside of the area.Locations of interest include; Northern VA, Pennsylvania, Florida, Georgia, NC, and SC.Plan:Small/Medium sized multi family properties 4-10 units. 2/1 up to 3/2 if available.Purchase price under $450,000 with a minimum of $100 cash flow per door after expenses but a target of above $250 per door after expenses.Cash on cash should be above 10% with 15%+ as targetProperties would be managed by local management company or Live-in manager.My plan, criteria, and areas of focus change with more knowledge gained.

Many times I have entered into an agreement like that and because of an inspection told the owner I had two choices, cancel the deal or change the sales price.