Does anyone else have a better solution?

@Eric Blair easy solution.

HMLs are a crucial short-term solution for properties needing significant repairs, and for investors not wanting all the red tape that comes with traditional products.

Bridge financing(interest only):For construction loans, you could do a bridge solution to help you buy the land and do the vertical construction(get the land surface engineered and developed for putting up the apartment buildings) and then horizontal- downpayment will vary.

There is a solution for Canadians, from NCH out of Nevada to use a regular corporation to hold limited partnerships.

So far they seem very interested in creating customized solutions to allow us to implement @Tom Wheelwright's strategies.

Change your mindset from that of a victim to that of the investor and look for the solution.

As it is we both have a strong desire to buy a SFH for ourselves but currently house hacking is a better solution because that other rent is paying our taxes and water and sewer bills and for some mid range priced renovations to the property.

Whether turnkey solution is right for you or not would depend on what your goals are from a turnkey investment?

Property manager ended up being the best solution for me. 10% seems very high, in Seattle I pay 5% plus a leasing fee every time they need to find a new tenant.