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Also seems like a lot of MF sells occupied with tenants in place so you just have to comfortable with that and contracting up from and seeing inside after contracting.    1st step is to find a great lender and get pre-approved for a loan so you know what your budget is. 

Does it make a difference for privacy (in terms of public records, so disregarding lawsuits)?

With one long-term rental and a full time job, advance tax planning opportunities are going to be limited.

Are you actually building the ADU or contracting out? 

Keeping the Vancouver property could provide strong rental income, long-term appreciation, and diversification, but it also comes with tax implications, foreign ownership rules, and management challenges.

Investment also spiked in Class A Short-Term Rentals (STR) and investors started paying higher and higher prices based upon anticipated STR rental rates, that exceeded sustainability based upon Long-Term Rental rates (LTR).

In terms of material participation for cost seg I'm good there and meet the requirements. 

HI, we can help you out with the contracting side of things . we service Atlanta and Macon area and about to get involved in Coloumbus .

I am still trying to figure out my buy box, but long term rentals feels like the right strategy for us.