Thanks for the additional nuance. 

Hi Bill, we are selling our properties in Memphis largely due to a nightmare experience with our property management company, in addition to being at a distance, which makes it very hard to find a good one.

Then you would gain the additional depreciable basis on the amount you purchased more than you sold.

I plan to travel down there next weekend (about 3.5 hours away), so I am gathering all the necessary info.If I did cashout refi on my current property, i can pull out $155k towards this but will be left with an additional 45k or so if doing 80 LTV, which is why I am leaning toward seller carry a second mortgage.Lenders out there, now you have my deal, can you do it?

appreciate any other suggestions/advice you'd like to share in this area.thank you! 

I think I would have to drill an additional well too. 

Any Amazon suggestions?

I would suggest you not having to borrow as it seems to be on the boarder line. 

In Ontario, can you require tenants to have Renters Insurance and add you as additionally insured?

Looking to get feedback and suggestions on next steps from investors to progress even further.