However, I will say that LLC is not recognized in Canada and deemed a foreign corporation, resulting in unfavorable tax treatment.  

@Greg JungeFrom the tax side your CPA/EA will have to start tracing disbursements to ascertain the tax treatment of related interest.Also if you take a draw from the HELOC, and put in a checking/savings account for a month or number of months while you look for a deal, it's not business interest like most would think. 

When comparing syndication to a pure investment property (you are not Owner occupying any portion) the treatment is generally the same.  

This would make only half of the purchase eligible for 1031 treatment.  

While Washington is a super lien state, it seems that there is separate treatment for COA and HOA.Super Lien.

Will the treatment keep them away for good?

Landscaping will get the VIP treatment.  

That is, she must give her clients (the seller, if she has the listing, or the buyer, if she brings the buyer and represents the buyer rather than the seller) preferential treatment.

A Solo 401k can purchase a rental property and in this case can and should receive the rental income which will have the special tax treatment of the Solo 401k (either tax deferred or tax free depending on the type of 401k funds used for the investment).What cannot happen is a transfer from a disqualified person to the Solo 401k.

In the past PA has not recognized a non-recognition of gain treatment for 1031 exchanges for deferral of state taxes.