This is key to being successful.

Any surprises in terms/fees?

If transferring the property to an LLC, be mindful of the due-on-sale clause, and note that an LLC itself does not offer tax savings unless electing S-Corp status, which is rare for rentals.To maximize tax benefits, consider cost segregation, bonus depreciation, and short-term rental (STR) strategies, which could allow you to offset W-2 income if structured properly.

Have we gotten to a point in this industry where a property is more attractive by short changing the true fundamentals and classifying the property an affordable housing opportunity? 

Keeping the Vancouver property could provide strong rental income, long-term appreciation, and diversification, but it also comes with tax implications, foreign ownership rules, and management challenges.

I see some listings trying to do that, but they're pretty recently listed so it's unclear at how successful they'll be.All that said, I'd run your numbers at $1,200/mo and if that works for you and your goals, great.

In terms of material participation for cost seg I'm good there and meet the requirements. 

Hey Anthony, Welcome back to the BP community.Congrats on your first house hack .Wishing you continued success and looking forward to connecting.

It's also rare you buy these properties with 20-25% and have NOTHING you need to address almost immediately in terms of repairs or capex. 

Now, I’m back and excited to start growing my portfolio for long-term investment.