@Andrew Self I would like to think that my company is the best and offers the lowest rates and closing costs, but perhaps I am bias.

Unless they are offering much more cash than you can get on the flip (After lowering the price), it doesn't make sense to take the risk and sell sub-to because most of these loans are not assumable and you will take on the risk of "due on sales clause"

I've never asked them to be my mentor and they have never offered.

It's one project, that's more hands off and offers great returns. 

I imagine it’s a relatively short drive from Southwestern Ontario, and it offers some unique opportunities that align well with what you’re looking for.Detroit has seen tremendous progress over the last decade, with significant investment and revitalization in many areas.

These include drafting offering documents, adhering to ongoing disclosure rules, and audits, which can easily run tens or hundreds of thousands of dollars.

Even if they offer a 721 on any property, I would recommend looking elsewhere.

I am not exactly sure if calculations are accurate and feel stuck with this decision, I would appreciate if someone could offer an advice or potential solution?

Forming an LLC for your rental property can offer liability protection, but no real tax benefit.

It’s not for everyone, but with the right team, an agent who knows the market, a solid property manager, and good contractor connections it can be a great way to your porfolio.For example, Cleveland is affordable, has strong rental demand, and offers solid cash flow.