Thanks for the info. in maine we have added risk and weight of snow and ice. risky add more weight to aging roof. ive done both. but prefer rentals get metal roofs so no build up no replacement for 30-50 years. btw 1 inch ice equals 12 inch fresh snow.  

That said, let's talk about the alleged sticking points: a heated drive in a colder climate is DEFINITELY attractive (...says my aging but stubborn snow-shoveling body in New England.)

If they are VERY professional, they will have their processes in writing as verification that it is enforced equally and fairly by their entire staff. 6.

Citizen you don't get 5 million  U.S. dollar tax exemption and it doesn't seem likely possible  to have an workaround for this (e.g. living trust)My dad, who is age 65, doesn't speak English ,invested about 7 million U.S dollar worth of property  in commercial and residential property(houses, stores, offices) , from his personal fund a few years ago, investment are doing fine  ,however,   recently  I discover that there  is no way for him to leave his asset to me after he passed away without an heavy tax because he is Chinese national, I asked with my dad's   accountant ,property manager, and Everwill , they have no clue how to solve this problem and Everwill told me the living trust will not able to help on estate tax if he is not a U.S. 

Citizen you don't get 5 million  U.S. dollar tax exemption and it doesn't seem likely possible  to have an workaround for this (e.g. living trust)My dad, who is age 65, doesn't speak English ,invested about 7 million U.S dollar worth of property  in commercial and residential property(houses, stores, offices) , from his personal fund a few years ago, investment are doing fine  ,however,   recently  I discover that there  is no way for him to leave his asset to me after he passed away without an heavy tax because he is Chinese national, I asked with my dad's   accountant ,property manager, and Everwill , they have no clue how to solve this problem and Everwill told me the living trust will not able to help on estate tax if he is not a U.S. 

There are very, very, very few investors who start at a young age and make it in this game, and this is why.

If they are VERY professional, they will have their processes in writing as verification that it is enforced equally and fairly by their entire staff. 6.

I really wish I would have traveled more when I was your age. 

@Connor Burke just based on my quick look 1) all I can see is the outside pic you posted in the calculator, but based on the age of the house from that pic and the description mentioning needing a "little TLC" $8k may be low for repairs, 2) if it were me I'd up the vacancy to at least 8% since 8.33% each month would give you a month's rent set aside each year (1/12), 3) again, I don't know the age/condition of the house but my guess would be 7% CapX is a bit low, I'd up it to 10%.Not being familiar with the area, I won't comment on the assumed ARV, rent, water/sewer, or property taxes you used.

Based on your age( your picture :)), right now, you can just get an SMLLC and transfer rentals into them if you are concerned about the liability.