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My wife and our 9 children (no typo :D) live in southwest Washington, right across the border from Portland, Oregon.

In MD and VA, Im not sure what rights the former owner retains, as I havnt had to deal with it on those sides of the border.

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Pete area but you have to be careful, like Miami you can have a great area bordered by a not so great area. 

I am also thinking of maybe exploring Thunderbay, (the prices there seem good, quite a bit of the properties work with the math, and there is always a shortage of rentals due to the student population), but another part of me thinks of exploring across the border down in the US.

After overcoming the huge obstacle that cross border investing has in terms of being double taxed, I've had a great experience virtually investing in US real estate. 

client of mine just purchased in Edmonds (on the Lynnwood border) and I think he'll do very well too.I just saw an off-market duplex in Everett for under $400,000. 

Silver Spring, MD (Montgomery County, MD) is on the border of DC, Downtown Silver Spring is great to live in as well, also recently gentrified.

I live on the Bushwick/Ridgewood border, right near the Jackie Robinson, so I'm similarly open to parts of Queens and the Bronx as target areas.