Since I am using my VA loan, and since the seller is covering closing costs, as is common in the area, I end up without any cash out of pocket, and also receiving deposits and prepaid rents from the seller (since the seller self-managed and did not use a property manager.) 

It feels like there is so much potential there considering how packed with tourist, shops, hotels, amusement parks and commerce there is on the Canadian side. 

We have year over year projections proving growth in the business and we also just leased my property and it will be cash flow positive $650. my loan officer I am working with is not amused with all the quirks involved in this deal and has let me know that she does not think she can find a way to get financing for me even with 20% down. if anyone has any insight on this situation or any ideas how to achieve unconventional financing I would be in your debts forever.thank you to anyone who reads this fully and comments. 

I've done deals with and without my own agent... no idea (and no way to know actually) if I got a better deal had I done the opposite.I just find it amusing that some people can get so worked up and bent out of shape about how others operate and what they charge.

the market down there is nothing like i am use to seeing up here in the northeast, but from what i have seen in town, a lot of new business is coming in and i would love to get my hands on a cheap house to use as an SFR down there. is being a property owner from a long distance only for the experienced?

When calculating potential cash flow and ROI, I am using their 63% vacancy number, and I wanted to check if is in the ballpark. 

I am using an Inflation Hedge strategy (simulates interest rates rising so when I renew I will be used to paying the higher rate except interest has not gone up so all extra goes on principal). 

I am very close to buy 25 homes for 1.825M , please look this sheet and tell me your take, these are 25 single family home build in 1950 decent condition in C-type areahere is links for income /expense and NOI data.https://docs.google.com/spreadsheets/d/18q504ccZbV...Few more pointer if I buy theseIt has potential of rental increment by 10% in next 6 month.I might refinance few homes so my interest will go down , as for 6 months I am using private lender for 50%Let me know if there are any question or suggestion and what are your thought take on this deal.

Thanks to having no debt but a mortgage which the rental income covers I am able to get a second mortgage for decent amount and am using my LOC for part of down payment.

Jason I am using Stessa for book keeping.