Can you recommend your top 5 ways to find “off the market” properties that are effective?

@Chris VanceIf you invest through an entity, make sure to know how the entity is taxed for US purposes and Canada purposes.For foreign investors investing in the US, you may be required to understand ECI(effectively connected income) and FDAP(fixed, determinable, annual and periodic).Furthermore, you may be required to apply for an ITIN.

That said, in business, and life, it is best to deal with things fast and effective than drawing it out unnecessarily, causing more pain and stress along the way. 

I'm not too concerned with calculating PM costs into it until later in life when its either paid off or refinanced at a lower payment.All combined the leverage would be a conventional loan for 80 percent and a HELOC for the other 20, none of my direct cash.With all that in mind, the following questions come to mind about whether this makes sense or not.Technically, if I'm using the HELOC completely or majority of the purchase, would that mean my CoC return is effectively much higher since its not my own money (directly, I know its my equity) as long as I don't make my own payments on the HELOC?

You could get a fixed long term loan with a relatively low rate (I think usually lower than the HELOC rates), and it wouldn't effect your primary mortgage.

I had fears but was able to stay calm and act effectively through them.

Well, of course you do "care" but it has no effect on you.

California adds a wrinkle as it is a community property state.Your tax advisor should be advising you regarding the tax ramifications of potential actions and interfacing with your attorney, and your wife's independent counsel should be doing the same for her.Even something as simple as filing status (MFJ vs MFS) has ramifications that extend beyond the finalization of the divorce...Best of luck.

Plans fail for lack of counsel, but with many advisers they succeed. 

Hello guys,I'm totally new to BP and to real estate investment, so thank you beforehand for your counsel.