I started out with a smaller deal to reduce the overall risk just in case since I still wasn't 100% trusting.

Which reduces Cap rate.4.

Hey @Anna Stohlmann - congrats, you've hit that point in your REI journey where traditional mortgage products will not work (unless you bring a ton of cash to the table to reduce LTV). 

This means they want to see that you’re invested in the project by contributing your own funds, which reduces their risk.

A SALE at SOME (reasonable) reduced sales price with the BUYER then agreeing to LEASE BACK the home to her for 24-36 months seems like the best path to pursue.

If the tenant is paying the HOA fee, you may have to reduce the rent rate to make it make sense. 

It reduces risk by having them know the laws which are extensive (down to needing a compliant monthly statement) etc.The other component is no chance I could do it for that price either.

You can generally claim a foreign tax credit on your Canadian tax return for the U.S. taxes paid, reducing your Canadian tax liability by the amount of tax paid in the U.S.Capital Gains: Canada taxes capital gains at a rate of 50% of the gain.

With no points, closing costs are reduced.

But per lot it will cost roughly the following:$1,500 Electrical poles, meter installation $2,000 water taps and connections$5,000 grading and land prep$8,000 septic installation (assuming a 1:1 ratio of homes to 1000 gallon septics)$5,000 down payment on each home ($700-750 / thereafter per unit)$21,500 total set up x 17 = $365,000Ongoing expenses after development would look something this for POH model: $12,750 a month in mobile home mortgages (17 x 750 for PITI on each unit) $1,900 a month in land mortgage PITI (house) $3,000 a month landscaping$2,000 a month in reserve emergency fund$2,200 management$21,850 a month total expenses $262,200‬/yearOngoing incomes after development would look something this for POH model:$27,000/month ($1500 x 18 {17 mobile homes plus house})$324,000/year324k-262,2k = 61,800 net pre-tax profit or $5,150/month.Opportunities to reduce start up expenses: Bulk deals with the government or contractors for doing all the work at once (electrical, water, land grading, septic) Trade free rent for someone to mow and landscape (turning a $3k event into a $650 event every month).