Many of my tenants in my C class buildings have never had a checking account, and one very nice retiree (who pays like clock work) is doing all his business at the local currency exchange. 

Every REI friendly lender is familiar with that math (most lenders don't really know REI math -- it's not a requirement for our pre-licensing education or testing).The offer didn't get accepted, but I ran a scenario past underwriting for a guy that lived (I am not joking... really) in a van down by the river (yup, that's really where he lived, this is not a Chris Farley joke), who was unemployed, buying a pair of fourplexes, and had it approved by underwriting once presented properly. 

You might have success pairing that with AirBnB or something like it.

That has a currency to it as well.I am 14 years in the business.

Where is the sweet spot of lower purchase price paired with higher rates?

There is still some clarification needed on this, it could be a pretty big deal if it can be paired with the new markets tax credits. 

I suppose all of this, paired with the fact that college rentals should start to pick back up as COVID starts "going away", makes Dekalb at the very least a good place park your cash.

I'm looking for a bank that can hold multiple currencies, with good conversion rates, where I can set up local bank accounts to pay local utility bills, send out local currency (e.g.

Kash Mahdi Larry Smet hosts a monthly meeting in Toronto that you want to attend - Canadians investing in the US.To get you started,Reading material:"South of 49""Fire sale" Both by Philip MckernanTalk to a cross border accountant about entity structure.Setup an account with RBC, TD, or BMO as they have sister banks in the US that can get you financing (you don't need a Canadian account with them but it will make things easier for you).On currency - find an opportune time(s) to exchange funds and have it sitting in USD before you need it.Asides from entity structure, taxes, and financing all other principals of investing "out of state" apply.

Unless the goal is a complete capitulation of the currencies..