They're sent to my email.Virtual Assistant Updates website, does a little bit of calling, and helps out here and there.Realtor has me on zip code searches within my criteria.I use slybroadcast.com to blast voicemails out to prospects.Mail is pretty much completely manual, other than the fact I learned how to use mail merge.Blog posts are outsourced and shared on social media outlets.Bandit signs are manually put outHiring photographer to take pics and vids of properties for saleCreated an Offer calculator for my VA to determine what cash, sub-to, or owner finance offers to make.Analysis calculator is pre-set, and takes 3 minutes to analyze a property.Budget: not counting my chickens before they hatch, but once this current deal goes to closing, I'll have roughly $10K to put towards marketing and automation for the next 6 months.What I'd LIKE to Do...Automatic mail outs from lists I've chosenAnswering service to screen leads (actual humans)..

If, say, a Canadian were to purchase a U.S.A. rental property in their own name or as part of a {flow-through} partnership, their earnings (minus a withholding by/for the IRS) will be repatriated and taxed in Canada.  

Agreed that the Solo 401K is a much better plan, too bad the IRS won't let me consolidate all my funds there.

The way you've laid out the facts currently, it can go either way but the IRS will say it's a flip vs an investment which will subject you to ordinary income and self employment tax.

From there,  you can then determine what you are willing to pay to get it,  based on what your goals in acquiring the property are (fix/flip. ..buy/hold...etc.)  

IRS says it's inventory, in a business activity, not a long term investment.....subject to ordinary income tax, including both sides of SS/Med (15.3%).

How do you determine if a rental, fix and flip or buy and hold property is worth the time and effort?

As for you and your parents arrangement, you may want to seek the advise of an attorney to determine your agreement between you and your parents regarding the money.The HELOC is relatively a simple process.

The real estate is effectively inventory in a sales business, just like refrigerators or stereos.Passive sources of income such as interest (i.e. hard money lending), rents from real property, dividends and royalties are not subject to UBIT.This concept is documented in IRS publication 598.The ROBS program is an entirely different structure as compared to a self directed IRA.  

Trying to determine the best way to contract these deals and wondering what you’re advice would be?