Some areas may have restrictions that could complicate things, particularly around who can provide alcohol and to whom.If wine isn't an option, you could consider alternatives that are still local and personal, like a handcrafted bottle of olive oil from a local farm or even a basket of locally sourced snacks.

It is true that certain policies will accumulate significant cash value, but you either have to put in several thousands for a certain amount of years and let it season for a bit (Life Insurance Retirement Plan) or you pay your monthly/annual premium for quite a while and wait until you're in your 60's or 70's+ to have access to a good amount of cash value (Variable Universal Life).

Finally, any leads you have to off MLS opportunities coming that you have access to? 

Owner occupied conventional purchase to 97%, but depends on income and or 95% conventional, USDA 100% income and are restrictions, or VA, no money down, if a veteran?

I am targeting parking garages less than 25 years old, with no major structural issues, and busy street access. 

If you don't have a friend with access to the MLS, make a new friend.

I've got access to some realtor friends that I could probably get some comps from.

I have access to it with a few of my lenders. 12 or 24 month bank statements, 15-30 year loan terms.

I have a visa and although there are advantages to having my visa for lending and travel, it also allows me the ability to live in the US without restrictions that a Canadian would have without one. 

Many investors claim Colorado is now more restrictive for landlords than California!