I know this leaves money on the table but most of my tenants stay for many years and all have been respectful of my property.

We want to avoid charging them for the stay plus the deposit, then refunding the deposit after they check out.

if not... i'd say stay local to Canada 'cash flow' is very, very tough right now with interest rates and prices both high

The city has put some rules in place to manage how properties are rented out in the short term, especially focusing on stay durations and where rentals can even operate.

But as soon as their is a sale of the property - that differential goes away and the property appraiser is free to tax it at it's "just value" - which is usually some percentage below what you paid for it... like 15-20% less than what you paid.  

I am looking to get a LOC against my portfolio of 12 rental properties that are owned free and clear.  

Feel free to reach out with any questions about flipping and wholesaling.

but I just had our second kid 5 weeks ago and we've decided it would make more sense for me to stay home with the boys and start focusing on real estate investing.I've been searching through the forums and it doesn't seem like there are too many BP members out here in the panhandle.

I'd also talk to the water provider and find out if the bill follows the tenant or stays with the house (where I am it is the later for water and former for everything else). 

When purchasing a BRRRR property, it's super likely that at least some of the neighboring homes will be in less-than-ideal condition so you want to give it time for those models to go under some rehab hopefully and appreciate which will help your appraised value at the end of the seasoning period so you can maximize your cash-out.If you have any additional questions - feel free to reach out!