As a Canadian resident and recent flip investor I will be travelling to the United States next week to visit my properties (which are in the final stages of completion) and to have meetings with my hard money lender, real estate agent and construction manager.

If you already have a mortgage on your primary residence, start with that lender.

Like Jay Hinrichs I’m moving my residency to a income tax free state; from Oregon to Washington.

However, I learned that if I convert this one to rental house, the cost basis has to be the purchase price instead of the market price at this moment. which means if I convert the house this year and sell it in a few years, the 100k appreciation happened when I was using it as primary residence is taxable. 1031 is an option but what if I need the sales proceeds for other purpose?

I don't own my home that I reside in, I am a renter. 

If we find damage, then we send the violation notice and charge the residents account for the repairs to be done (which is all stated in the violation letter).

The con would be that it's a dying method of residency.

I made money but then got burned when our family friend financial advisory made some stupid decisions with my money.I sold a lot of stock to buy my primary residence in Los Angeles. 

You can attempt collections, but a court judgement has more force behind it.Did you serve her personally or post on the door of the residence?

I had previously purchase a primary residence one of the few things id wish id done differently.