I had 5 houses with them that were terribly managed (placing bad tenants, extremely high rehab costs). 

I'd done some reading in the past and thought a few of the main Canadian banks had such specialty trust divisions that could help you with plan setup.As for finding investments, networking with other investors, real estate agents, etc. is the way to go.Brian, from what I've heard is that CAN banks  make it extremely difficult to setup. 

And hydraulic is a force that's very extreme. 

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.The City of Detroit has 183 Neighborhoods we’ve analyzed.DM us if you’d like to discuss this logical approach in greater detail!

You can probably find some around DFW in some of the outer cities for around $250,000, so 1031 the ones with the most equity into more properties with chances for more appreciation.One thing I would suggest is not to buy NEW from the big production builders. 

Don't you think 75/25 to the gap funds investor is a bit extreme?

Thank you so much for the extremely detailed response!

Real estate has so many tax benefits and credits available, that I always tell people it's crucial to have a CPA that's extremely knowledgeable in this area.

In this situation the tenants attended gatherings late into the night and would regularly return to their room extremely noisily at 4am.

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