You’re right that you typically just need to rent it out for at least one week in the year to potentially qualify for that bonus depreciation after you do the cost segregation study.

I hate to be the bearer of bad news, but off-market strategies typically aren’t the best approach for acquiring multi-unit properties.

you need to plan to hold for 6 months because 6 months is typically when you get the best rates on a refi. 

Housing prices in two of our larger cities (Vancouver and Toronto) are also crazy high (eg $1M to buy a starter home)...actually in Vancouver proper at the moment the cheapest home (single family, not strata) is $1.2M...surprisingly (to me) in Toronto the cheapest home on the market is $650K (ignoring some listed for $1 as clearly there is a catch).Our mortgages work differently than in the US, and what we get for rates are only locked in for 1-5 years (typically) and then we have to renew at whatever the current rates are. 

I see a few red flags and just want to know if these are typical provisions and I'll be facing a "take it or leave it" scenario with ny intermediary I hire.Please give me your thoughts, my gut says the QI wants overly broad protection from everything and that shouldn't include things like not verifying instructions are from me or for negligence or misconduct.Sample Terms1.

The average company only lasts ten years, and even large companies listed on the S&P 500 typically survive just 18 years.

Typically they are over valued based on their comps they provide, so make sure to do your own comps.Also as you mention, I have had a lot better luck with realtors on pocket listings or just in conversations with them than I have had with wholesalers.

So typically depreciation and expensing of costs usually happen on the placed in service date.

The performance metrics typically look strong. 

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.