Internal Revenue Service (IRS):- https://www.irs.gov/individuals/how-do-you-report-suspected-...5.

I'm based in Toronto, Ontario.

Quote from @Jon Taylor: @Pete Harper - Section 721 of the Internal Revenue Code allows an investor to exchange property held for investment or business purposes for shares in a Real Estate Investment Trust (REIT) without triggering a taxable event.

Also, keep in mind that some lender may have overlays that are more restrictive than the FNMA/HUD guidelines, meaning the lender's internal condo guidelines require more than FNMA/HUD.

If you're open to exploring international opportunities, I have an exciting real estate project in Dar Bouazza, near Casablanca—an emerging hotspot for residential and vacation properties.

Be respectful to these people but do not internalize their words.

. - inferring the brokerage would have direction of what sellers set prices at via internal ai. - Inferring a system of discriminatory practices in who/how/what offers can be presented sellers. 

I live in Brampton ON and am relatively new to Real-Estate but willing to work hard, so looking to connect with Greater Toronto Area (GTA) specific meet-up groups and learning material to take my passion in real-estate further.

Given your need to avoid personal guarantees and collateral, consider the following institutions:KeyBank: Headquartered in Cleveland, KeyBank offers a range of commercial banking services and has experience with international clients.

Both domestically and internationally.