If my spouse was willing to move more frequently I’d house hack a 4 unit every year.

I agree with John, we are seeing renovation costs of $150k- $200k for a basement unit and $250k + for a coach house. 

new houses are getting sold for 600K, old houses switched to multiple offer selling model, just like some places in GTA.

Appreciate any advice at all.Things to note: I have a well qualified plumber tenant for the bigger under house garage already.

When I tried to get it when my side of the family found out and tried ti take over reverser mortgage payments to bank because she had died it was to late so they sold the house to Hud and then other reverse mortgage companies but a relative still lives there so they can't kick them out.

@Brice Alef-Torrisi putting each property in its own LLC is usually overkill.Getting a bank account for each LLC is typically something you need to do to avoid "piercing of the LLC corporate veil" (actually depends on tax selection you made for LLC), but is also overkill.You haven't indicated how you are holding the deed for the latest property.If in your name or same LLC, you don't need a separate bank account.If in separate LLC, you can create a Master LLC, have each property LLC hire the Master LLC to manage their affairs, and just get a bank account for Master LLC.This is an opinion, not advice, so lookup CPA Frank Alcini in Troy for expert advice.

Things like the 1% rule right off the bat, especially with properties that I know are undervalued, are good indicators of a "good deal."  

Feel free to reach out to chat all things student housing! 

The house of Morgan, the history of central banking and the enslavement of mankind, etc.

It's a huge house with tall basement ceilings.