Jung,Welcome to the BP forum its a great time to start as mortgage rates fall and home prices still priced well in many states.

I have other assets in Canada but I looking at bringing everything here when the exchange rate is better.

Just a heads up this will not be tax free, it will be a pro-rated exclusion.

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

I do have a third goal, but too much will happen by the time my second goal materializes that my third goal will likely change drastically.Also, I tend to find myself wanting to ask market-specific questions to agents/lenders/investors/contractors/etc. a lot.

I financed the deal with a conventional loan and bought down the rate from 7.75 to 6.25.

I've also held of holding properties in individual LLCs that are owned by one S corporation, which allows for a 60 / 40 split between ordinary income (regular tax) and dividends (capital gains tax rate).With the goal of minimizing taxation and liability protection, what would be the recommendation from more experienced people here?

They are short term loans, usually 6-12 months, high rate, interest only payments. 

Properties are not like stocks where After IPO the market cap is so large that that most of the life changing appreciation is gone. 

Give me a shout if you'd like a rate quote for your DSCR loan.