My best piece of advice would be to stay consistent try not to get too hung up on “deals” that aren’t deals!

The Canadian Revenue Agency will want a piece of every US property you buy and sell (especially the sell part - capital gains!)

What kind of mail piece? 

Or rather they changed their minds...The first time I met the couple (I told my handyman to keep an ear out for landlords that wanted to sell as he worked on other properties, he hooked me up with them and I called them and invited them to lunch), they told me they want to do seller financing (it was a relief not to have to convince/talk them into it.

To me it's worth it for the piece of mind.

It’s a hit to your budget, but they are pieces you can acquire and use for future flips so the right pieces can be a good investment.

But again, figuring out the actual ARV is very challenging and my realtor partners have not been able to find adequate comps - only for the residential piece.

I just made sure all the pieces came together.

Break even cash flow is not a bad thing, especially when you plan to hold for a long time and get a piece of CA appreciation, and loan pay down.

If you use a friend and they neglect to forward a single piece of mail, are you going to sue them?