This could push your rent up to $7,500 or even $8,000, which would make your cash flow positive.In summary, the refinance could give you a good return in the long run, but the negative cash flow in the first few years is a concern.

I try to leave balloon period out unless they explicitly asked for an end to the timeline.

Finding a good PM will cover your concerns on managing the rental from OOS and a good agent should be able to provide you with their network of deals, including on and off market opportunities. 

The deal will leave the seller at your sons mercy for decades (the life of the loan).

However, a lot of concerns can be mitigated with looking at their past rental behavior in a lot of different settings.

This leave them still deferring all tax. 

Second, I let the tenant know I know their criminal history and tell them to leave.

I would take all of the details of your current properties, project what the sale would be, and what does that leave you to invest?

.- The holder of a work permit does effectively become a tax resident as far as the CRA (Canadian Revenue Agency) is concerned at which point they will qualify for certain things such as purchase a house without being considered as the foreign buyer; hence, foreign ban hammer not weighing on them.

Did you find any additional help or learning concerning over-the-counter tax line investing for Texas?