I have investment property in texas but don't own primary in texas so quicken or rocket mortgage or other local banks even don't want to do give cash out refi loans.

The rocket-ride in Toronto will absolutely come to an end, but whether it goes supernova or simply fizzles out (the theoretical soft landing) remains to be seen.While I am not in disagreement with your expressed sentiment for Toronto  - I personally won't go near it ... and likely won't even following a correction unless it is significant (25% or more),  I do find your statements of Canadian real estate financing to be somewhat misinformed - or perhaps distorted as a result of viewing them through a U.S.A. context.There have been corrections and crashes in Canadian real estate markets before which have left owners underwater, yet they have still been able to renew their mortgage financing ... if significantly underwater, and owner could be asked to bring more capital to the table at renewal, though this is historically rare.   

I mean this is not rocket science.. as an operator your first and foremost job is to protect the asset..

Those properties are being assessed this year and the values are sky rocketing, but the city council has not established the rate yet, so while values are up, we are not sure just yet what is going to happen with the actual taxes due.  

Tax Foundation, Insurance - ValuePenguin, State Property Tax Rates - Rocket MortgageLow crime rate: Companies depend on attracting talented workers.

It is not rocket science, but it certainly is not simple.I guess if there is one thing I could go back and tell myself at the beginning of my journey nearly 10 ago years, it would be to say that no blog or article or resource is going to teach you what you need to know (although BP is FANTASTIC and has been my go to for years). 

Most of the homeowners I buy properties from are older and using email is almost like rocket science to some of them.

@Frank Naujokas You could find one online from a service like rocket legal (or have chatGPT create one lol) In all seriousness, pay an attorney to draft up a lease for you or pay a property management company to make sure you're compliant regarding leases.

Mortgage brokers are the best way to go as they work with multiple lenders and generally have lower overall fees compared to banks and retail lenders like Rocket Mortgage. 

It's not rocket science.