You are limited in your options if something worse should come along later, such as a large investment going bad.If $10,000 CDN is a show stopper for you, how do you expect to manage a $600,000 CDN property? 

We would offer more of a budget-friendly option which could include FB marketplace/goodwill -Manages furnished rentals (STR/MTR) for investors.

That is an easy list to build and a much better and safer option than more creative like Sub To.

If not, they may want to speak to a mortgage broker local here in Florida to help expand their options! 

My recommendation would be to look into hospitals nearby and try to market to them to be an option for traveling nurses also. 

I am going to look into all of the above options. 

I think there’s some sort of option of to do a little refi on both house 1 and 2 and get the money needed to wipe out the line of credit(allowing for bigger flip opportunities, especially if I partner up with someone) and also renovating that garage space with the private investor as long as it is under 1000/month.

Fortunately at my rate they have some cash flow and good appreciation.The rates make it rare that the brrrr is the best option available.  

Most of the investors I talk with have a hard time finding deals that work on the market.The investors that I work with are finding that New Construction is a good option.  

Duct work is old metal ducts.