The effect this could have is a lack of experts involved in your first transaction.

How does it effect taxes?

IMHO, this is going to cause a large reduction in the number of visitors, with negative effects on the city's economy. 

Hard money is simply a professional licensed lender who offers X Loan to value loans secured by real estate and the buyer/borrower can effectively offer quick approved financing to a seller.Creating a means to wholesale such a deal to your buyer may or may not be possible depending on a number of factors and without some specifics, this answer would be a mile long to go over almost all potentials.I will say this, in a wholesale transaction, and depending on how it is specifically structured, having a buyer who is NOT all cash and has to get a loan with approval creates a potential problem where the transaction could fail.

You have made incredible progress(way more than me, which if why I'd like to learn from you), but do you worry that something going wrong could start a domino effect that would end in bankruptcy?

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.