If you need financial help, ask under the "Finance, Tax, and Legal" forum.

Mello Roos are bonds that are floated to do off and on site development and then added to the tax bill. there is also 1915 act bonds etc.. if there was not the ability to float bonds CA would never have developed as it has as the up front captial for major improvements would have been a major stumbling block..

Double taxation would be when you have to pay US income tax and then also Canada income tax and you don't receive a credit for your US income taxes.

I have $25K cash for a down payment and can add $20K/year ($1,600/month) toward payments.No W2s, I've looked into building a small home right away and using a bank statements loan (have about 8800. monthly income) , but with 9%+ interest rates, it’s beyond my budget.Is there any sort of creative financing ideas possible or private lender possibilities?

Basically all rentals, even ones owned under LLC, come up during loan DD as long as you file them under one tax return as personal, that was what happened to me earlier.  

We consistently produce over $70k in net income and I distribute this to support my family.Long-Distance REI: I am looking to invest in long-distance cash-flowing SFH in growing C-Class neighborhoods.

Assuming the liens were the mortgage, taxes, hoa etc and totaled less than the purchase price.

However, if you sell stocks at a loss, those capital losses can offset capital gains and up to $3,000 of ordinary income annually.

Great tenant but property tax increases have reduced my cash flow.

@Randall King If you find the property isn't performing well, a 1031 exchange would defer the tax and concentrate that equity into something that has a greater cash flow potential, like what @Corby Goade said.