A good designer and architect are key for a successful project like this and keep in mind these aren't cheap.There's a lot more details to consider, feel free to DM me for more details.

Skipping Toy Shop SchoolTo open a shop, you need to learn the rules, take a class, pass a test, and even keep learning as new toy trends pop up.

Keep in mind that strict rules apply, such as avoiding self-dealing, prohibited transactions, and personally benefiting from the property.If you’re not looking to involve your IRA directly in the property purchase, you could explore other creative financing strategies outside of your retirement account.

The $80K from the HELOC used for personal debt won’t affect taxes but must be repaid upon sale if tied to the property.To minimize taxes, keep detailed records of your remodel expenses and selling costs to adjust your taxable gain.

If I get car jacked will they let the thief keep it because there's no clause saying he cant have it? 

Keep in mind that they can increase that period if they get complains from the community, so make sure you're in good relationship with your neighbors.

You need to keep in mind that this should be a long term hold at least to a point when you wanna convert back to CAD that you are not losing on conversionWhen i started in 2012 it was like 1.05-1.07 

The plan is to keep operating the property as a PadSplit post-acquisition.

At some point your dad may not be able to keep up or it may get to demanding for him. 

I'm sorry to hear that you lost your grandfather @Rachel JaneWith the condo, renting it out could bring in decent cash flow, but keep in mind the $800/month condo fees.