I recently opened a HELOC and I recall it's at prime for the first year (7.5% currently), and I only paid minimal closing costs.PML or HML I would expect rates >10%, plus points, possible prepayment penalties etc.

The question you should ask yourself is not just what cash flow you want today, but what do you expect 2, 5 and 10 years down the line.

She responds back claiming that I am unnecessarily using ger occupation in the argument and am now starting to harass her.Her response message was all over the place and extremely unprofessional (I mean, I didn't expect any better).

Also, clear communication with your parents about goals, risks, and expectations will also help avoid tension.

A project like that will probably take 6 months to 1 year, so what's your expectation for future rents?

I'm ready to pay 10-20% and fully expect lenders to want some control over the rehab.

I would caution you not to necessarily expect your NOI to be higher because you achieve higher rents leasing units to Section 8 tenants.

People don't read STR descriptions you see this alot with international properties where people expect US standards.

It's impressive that you were able to figure that out. 

You are limited in your options if something worse should come along later, such as a large investment going bad.If $10,000 CDN is a show stopper for you, how do you expect to manage a $600,000 CDN property?