We have purchased 8 investment properties over the last 2 years, we strictly rent them out with section 8. 

You do have to purchase at least as much real estate as your net sale if you want to defer all tax.TICS are generally cash deals. 

I was lucky enough to have purchased before a surge in the London housing market, so I got my foot in the door for 280k CAD.

Since you’re assuming this debt as part of the purchase, understanding the exact amount is critical.

., Purchase Price: $475,000 ($197.9/sq. ft.).Estimated Market Value: $402,000 ($168/sq. ft.).Financing Terms: 2% interest rate, with a 9-year balloon.Unit B Income: $2,049/month (Section 8 tenant through November 2025).Unit A Income Potential: Similar rent or higher; Section 8 cap for the area is $3,234/month.Monthly Loan Payment (P+I): $1,386.Cash Flow Breakdown (if both units are rented at $2,049/month):Gross Rent: $4,098/month.Vacancy (10%): $410/month.Operating Expenses (37.3%): $1,376/month.Net Cash Flow: $943/month.Key QuestionsWould you be comfortable paying an 18% premium for financing at 2%, especially in a market where current mortgage rates are closer to 7%?

Purchase price: $105,000 Cash invested: $90,000 Property needed some serious rehab, from trees roots destroying the basement walls, to plumbing, electrical, to roofing, landscape.

If I purchase in California, I would most likely do a House Hack as my primarily.

I have 23 properties in Kenosha and earlier this year purchased two duplexes in Racine.

Or what are other ways I can access this equity to purchase?  

The sheet set was a $90.00 purchase made exactly 8 weeks before the guest ruined it.