It’s critical to understand what your state allows, especially around occupancy limits and caregiver-to-resident ratios.

What you do have to check into are the limits for staying so that you don't lose your Canadian Health Insurance.

My constraints are that I am only 24 and do not have any previous lending history nearly to this capacity, as well as having limited knowledge on how to structure these deals with subdivisions.

The way the SEPP works is that you take the current account value and set a schedule of withdrawals to drain the account over a set period of time.If you find a way to make the numbers work, you might want to setup a specific and separate IRA for that purpose.  

One of you should be the owner, hold title to the property, the other can be a limited partner.

Coming out of the city council meeting I determined to sell everything within the city limits as soon as it was expedient to.

My father would be willing to help us out in basically any way that he could, in exchange for modest monthly payments going forward, and is content limiting his capital gains exposure with the owner financing. 

He's out of Rochester, has lower limits for DSCR but also has a ton of options for loan products.

But California also has pretty onerous land-use regulations that limit supply, and there’s been a lot less financial distress than people were expecting, with one of the lowest loan-to-value ratios on outstanding mortgages in the country.

If done the other way around, the terms of your preapproval will change.With residential financing, you cannot purchase directly into a LLC (unless you look at DSCR) but that still would limit you to the 5% down conventional.