Bruce not sure if any of the brokers in your market do this :   they buy a box van  and put their signage on it.. and say this is a free moving van for my clients..

I’m currently buying a 6 unit that will cash flow 5X the amount in a short time period compared to the garage conversion.

I am interested to know if seasoned note investors would recommend the better states to buy notes.

Asking because you have 7% down and CMHC insurance and you can't buy a rental that you aren't living in with less than 20% down in Canada. 

We are also in an area with a low entry point for home buyers so someone thinking of spending $2000 or more for rent is also in the market to potentially buy a home as well which makes the "higher" end rentals a bit tougher to fill except for folks that are building their Dream home and not done yet or in OKC for the short term for a job or family situation.  

I've already done one cycle (BRRRR) myself without partners and I am on track to buy bigger units, so it can be done.

For example I can buy a run down house for $300k and put $100k into beautifying it.  

What's your strategy for buying your first rental property?

This means that you will probably need to pay registration and filing fees in at least 2 states if you don’t buy CA property as a CA resident.Be sure to tell your accountant that you may now need to file non-resident income tax returns in each state where you own property as well.

All depends on your buy box.