Cash-flowing SFR's are tough to find in this interest rate environment without value-add rehab work or a large down payment.

After calculating all of the properties, the average cap rate is around 5% and the COC ROI is always negative (I am putting down 25% for a DSCR loan).

I had a friend who just purchased a 2nd home in Florida with RBC and got a great interest rate and they use your Canadian credit but it's a US mortgage. 

Consider factors such as rental income potential, expenses, vacancy rates, and potential for appreciation.- Negotiate and Close: When you find a property that aligns with your investment goals, work with your agent to negotiate the best possible deal.By following these steps and staying proactive in yoursearch, you'll be well on your way to finding your first investment property inHuntsville, AL.

Anyhow since I'm paying cash and don't need to get a mortgage on it should I still go through a proper title company to get it the title switched over to my LLC?  

A place that has enough units that we could have renters beyond ourselves that would help offset the mortgage payments we would be paying.The breakdown of what we know we have saved up that can be used for a downpayment:My wife and I: $165,000~, can probably get that to $200,000 within a year.

The building is free and clear with no mortgage but needs a refresh. 

Should I try to save more money and improve my credit for a better rate or try to get creative financing for my possible investment.

You can quit claim the property into an LLC after the fact, but you'll want to be sure that this does not trigger acceleration/repayment under the terms of the mortgage.

There is currently $428,000 in combined mortgage debt + a HELOC on the properties.