Hi Himanshu,There are really two lenders who do 90% of the volume in the USDA 515/538 space, and those are Bonneville Multifamily Capital and Churchill Stateside Group. 515 funding is dwindling and most properties are rehabbed and refi'd under the USDA 538 program.

Funds would be extracted by active consultatoin fees charged by the Canadian entitie(s), and taken out by dividends.Considered a limited partnership for cleaner flow through pruposes, but was told that it is more difficult to get active consultation fees out of it and there is a withholding charge that could take up to a year to get back out to the Canadian entities.Your feedback is appreciated.

I would be funding the deal, and splitting cash flow 50%, while the other end is acquiring the deal, and handling the management, maintenance, and keeping it occupied.

Your cash flow would go to a maintenance fund, and could also be saved towards the downpayment for your next investment property.

I would suggest to refi and leverage the capital to buy a few rentals as you will have the funds for multiple down payments.

(A recorded trustee's deed (or similar alternative) confirming the amount paid by the grantee to trustee may be substituted for a settlement statement if a settlement statement was not provided to the purchaser at time of sale.)The preliminary title search or report must confirm that there are no existing liens on the subject property.The sources of funds for the purchase transaction are documented (such as bank statements, personal loan documents, or a HELOC on another property).If the source of funds used to acquire the property was an unsecured loan or a loan secured by an asset other than the subject property (such as a HELOC secured by another property), the settlement statement for the refinance transaction must reflect that all cash-out proceeds be used to pay off or pay down, as applicable, the loan used to purchase the property.

I am confused on how to get funding using OPM with using no or little of my money to make the deal. 5.

The threshold for STR with FDOR (known by most as the sales and use tax enforcers) is 6 months so I keep a clause in my leases that if they move out before occupying the property for at least six months they're also on the hook for paying sales tax on their rent (6.5%  in Orange Co. but varies from 6% to 7% depending on local voters funding their favorite projects with the amount in excess of 6%). 

The funds in my exchange weren’t enough for the down payment.  

@Mark Doty Be mindful that if you intend to bundle the funds needed to add the additional units into a conventional mortgage loan lenders may require you to have building plans, detailed budgets and permits etc.