They would not renew unless the roof is replaced, and liability limits were cut in half.  

I need to learn how to leverage equity in my property, how to improve cash flow, how to improve my property, understand book-keeping, create the right structures to limit liability, create the proper structures for tax, and learn how to find deals.

I also BELIEVE their biggest concern is tax liability shifting.

Like you, I would be concerned about the liability.

I got another quote from a company called Kin that was about half as much, however $500k of liability (maxed out) as opposed to the $2M we had at proper.

Document the transaction clearly and consult a tax advisor to ensure the structure is compliant and minimizes tax liabilities.4.

There are critical items such as -Plumbing, HVAC, electrical items, roof repairs, appliance repairs- that you want extremely competent professionals to handle to ensure that you the PM and owner avoid liability and to ensure you aren't shelling money out again for the same issue because you were being cheap the first time.  

You can generally claim a foreign tax credit on your Canadian tax return for the U.S. taxes paid, reducing your Canadian tax liability by the amount of tax paid in the U.S.Capital Gains: Canada taxes capital gains at a rate of 50% of the gain.

.- **Civil Liability**: In addition to criminal penalties, the company could also face civil lawsuits for fraud, where the affected parties could seek compensatory and possibly punitive damages.Given the potential legal consequences, it would be advisable for any property management company in such a situation to consult with legal counsel to ensure their billing practices are compliant with the law and to address any issues related to past billing practices." - ChatGPT

Most newbies want the agency loans and just focus on getting great liability coverage through insurance.