Try to have your personal debt under control, have a good credit score and understand you will need some cash and reserves the amount will be determine by your market.. .

I would go through my credit union with again a 30% down. by then I would have the downpaymeny as I currently have all of my capitol invested.how would you structure this deal. the seller is looking to get the money sooner rather than later.I can figure out the expenses and income. however I can provide it if need be..thank you!

If you choose this method of finding your deals be prepared to have to do a lot and I do mean a lot of running around.

Problem my debt to income is through the roof and I can’t count my wife’s income because her credit score isn’t good enough.

Typically, the Canadian tax will be greater than this and you can get it back with a foreign tax credit filing - so you are NOT double taxed.You can also charge active management fees from the Canadian corp against the C-Corp and withdraw funds that way. 

I have a potential partner for purchasing 5 SFR who will bring capital for the purchase and the deal, but does not have the credit for loans.

By the way, broker thinks we can get a $10k credit at close for a new roof needed.

Without that, prepare to spend a very significant amount of time chasing deals.If you have no startup cash at all, you're probably better off looking for a local partner to work with for a cut of the profit.

In particular, how to avoided or prepare for a significant issue like a foundation.

@Samuel Ruelke Fortunately there are opportunities to hit the 1% rule in many areas; but you have to be prepared to do some work.