You could get a DSCR loan for 20% down non-owner occupied, but the rate will be higher.

So I just look up what rents are and figure the more rent the higher class?

For hand soap, I use a higher end product out of France I buy in bulk that's gentle on the hands and has some fragrance (lemon, rosemary, etc.).

I have lost properties for a few $k that were projecting return hat would have done outstanding even if my offer was noticeably higher.  

I know the cost associated with a DSCR is much higher than with a Conventional loan but the commercial zoning may be problematic for Conventional.

Typically I’m seeing higher appreciation than cash flow but it can be hard to tap into that equity if rents won’t cover the new cost of the refinance.

*the site currently needs to pass certain soil tests to make sure it is clear to develop, so this is a higher risk area for investment since it is not certain if the tests will come back positive till around the beginning of 2025.

Generally this exception only applies in the higher end home space.  

I am paying the tax in both places and Canada tax rate is higher.  

If so, I would definitely consider a shorter-term lease or MTM lease to get you into that period and re-negotiate with the current resident or re-lease it at a higher rate.