They think we actively seek tenants with histories of vandalism and noise complaints who own multiple unregistered vehicles. 

Also, I would be concerned that you could end up with stolen vehicles and parts covering the property; even worse, the repair shop owner disappears and you have gas,oil, and antifreeze spills to remediate.

It would be driven by my PMC staff (not me), so I'd like to 1) avoid retitling as is pricey in my state; 2) have my PMC benefit by having a vehicle fully dedicated to their operations; 3) treat my business like a business so to avoid "piercing the corporate veil". does that answer your question @Michael Plaks- I'd love to hear what you think. 

Solved.YOU as the investor need to position yourself as the bridge or vehicle that takes the seller from their current situation (pain) to their desired situation (problem solved), through the proposed solution you offer them through the services you offer.How?

We're also working on an investment vehicle launching in Q2/Q3 for those who have the money and expertise with the desire to invest in Toronto real estate but have limited time or competing priorities and prefer to hand the hustle to the experts.We're running an online Masterclass on Jan. 30 that teaches the fundamentals of investing in Toronto including turnkey and value-add triplex conversion strategies, and it's a great opportunity to network with like-minded investors.

They can move quickly & you can pay them more than they’d get in a traditional investment vehicles & it’d cost less than hard $!

And then there's the 'mile-based' tax system for vehicles....you get taxed on how far you drive each year.It takes a LOT of money to support a failing state. 

I also try to make decisions on rehabs, capital purchases like vehicles, etc that way.

Ownership there is a status symbol, not a cash-flowing investment vehicle.

Private money from a business partner - this deal was so uncomfortable for him he asked if he could use our vehicle as collateral - just in case!