Using a system with numbers is now defendable if there are complaints.1.On time for appointment2.BROUGHT NECESSARY ITEMS: Identification, application information, references, application fee, holding deposit...3.Filled out application completely and truthfully4.Able to verify all of the necessary information5.Able to pay full amount of rent and deposit6.Sufficient monthly income of 3 times the rental amount7.Verifiable income and employment8.Stable income or employment for a minimum of _____ months9.Financial obligation of no more than _____% of income10.Satisfactory credit history (no bankruptcy)11.Provided credit references12.At current address for a minimum of ______months13.Gave proper notice to current landlord14.Gave proper notice to previous landlord15.No prior evictions16.No problems with previous landlords17.Deposit fully returned (none withheld for damages)18.No complaints or police reports regarding disturbing the peace, etc.19.No significant violations of a previous rental agreement20.No pets or is willing to sign a pet agreement and meets additional pet criteria21.Non-smokers22.Has a Delinquency Rate less than 45% based on Credit Score Analysis performed by Tenant Background Search.23.Has a credit grade of B or credit score of 600 or higher per Tenant Background Search.

This made me go from using a lender to going with a cash deal.Seller has issues with the Health Department several years ago regarding lead based paint.

@Lisa Mays I would highly recommend using a consultant. 

These are essentially 100% financed as I picked them up using a HELOC and are cash flowing with 12% repairs+cap ex, 4% vacancy (possibly low for the new acquisitions but historically accurate for me), placement fees (since I'm not local), PITI and annual HVAC servicing all factored in.

Doing my first owner finance sale using a sub 2 I just closed.

With your situation, I would definitely want to make this deal 1 loan, using as little as my own  money as possible so that when I go to refi. the return pays off nicely because I didn't use a lot of my own money to begin with.  

One I fondly remember was - after putting out post-it notes on doors in a the Phoenix market (using a contractor) - we got a call from a woman that was SCREAMING at us (voicemail) and saying that she now felt that we were stalking her, maybe watching her, wanting her house when she had NO INTENTION of selling it and, now she felt she could no longer stay there, she had called the police to report us, etc.  

Using a 5% vacancy rate, 10% for repairs and 10% for cap ex. the numbers are ...

That is why I am looking at using a credit card, my reserves wouldn't be growing much but it wouldn't be depleted.I have really good credit too and am worried that doing this might hurt that.

I would recommend using a US entity but another type (e.g., a corporation or LLLP) but it depends on your goals - always need to check with attorney/cross-border accountant.You forgot a few benefits of investing in the US:- significantly lower acquisition and rehab prices than in major Canadian markets (remember, I live in Toronto - I'm not sure how the Winnipeg market is)- far superior access to information - in the US everything is an open-book which is really helpful