I would love to chat with you to discuss more in detail how to search for affordable properties and structure it in a way legally that you can benefit as a Canadian citizen.

There is expansion going on at the local military installation, bringing tens of thousands more people to the area and not enough housing to meet the demand.  

I like to use local lenders because they will know the rental market and local agents will know the lender can get the financing done making your offer slightly stronger over using a national lender. 

This involves research, networking and gathering local knowledge.

They require a lot of capitol as well as cooperation from the local city and/or county. 

The real trick is that tax investing is really local to your market. 

Do not call it a down payment if you are using it to do an option.Since he is subject to the requirements of the lease, you are required to fulfill all local requirements of a landlord.

You should speak to a few local lenders and see if they have a product that might work for you.

Yes, it is helpful to generally understand the pm space and workings, but the more important skill, to learn first, would be how to find, vet, and hire a good local property manager.

Check your local and state regulations regarding this business model.