I am a Canadian actively investing in the US.the most tax efficient structure is investing through a Partnership.I understand that every situation is unique.

Scenario:I closed on a duplex Mid-December and the Seller has stayed in a unit until March 1st. This was planned as his new place wasn’t going to be ready until Spring and it helped me not have a vacancy right away. ...

That impacts the total return over time (which includes cash flow, mortgage repayment, price appreciation) quite a bit.

You can also get a loan from your 401K and buy a property with the cash and repay yourself the interest and principal back into your 401K each month.

No PMI is a unique benefit, as most home loan options have some form of mortgage insurance without a significant down payment.

@Hugh CarnahaYou can withdraw your yearly contribution to a ROTH IRA without penalty and you have until tax filing date next year to still contribute for the current year.If your ROTH IRA has been established long enough you can also withdraw all prior contributions also without penalty, however you won’t be able to put them back in.If you have a 401k your plan may allow to borrow up to $50k with a 5 years repayment schedule with interest (that you’ll pay to yourself in your 401k).However borrowing from a retirement plan need to be thoroughly thought out as it will most of the time go against the goals that you have set for retirement.

Or you could just re-pay the IRA with a cash advance on one of your credit cards or borrowing it from someone. there are many ways to purchase properties based on your goals and expectations and financial situation- I can’t address all of them in this forum without further information.

I am interested in using real estate to leverage these required moves and take advantage of my unique opportunity.

Construction workers are a completely different breed of people and managing them properly has it's own unique set of challenges and requirements. 

Thanks in advance.Credit unions can be too conservative and have unique limitations and restrictions.