The seller has had enough so if this deal falls through we have to walk away.  

We experience this type of thing far too often when wholesalers bring us a home to buy from them and then once we get closer to the closing table an issue comes up and it results in us having to either pay more for the home, the wholesaler taking less or the deal falling out all together.  

if you buy and in 6 months the value shoots way up it could fall just as fast. 

Our recession was sharp, but growth resumed quickly.So in short, What i can buy in Niagara Falls NY for $100,000 Canadian would cost me $300,000-$500,000 Canadian in Niagara Falls Ontario and the rents are the same.so right now, I want the short term cash flow the US will provide me compared to the long term appreciation of Canadian real estate and that's why i'm looking to invest in the States

Unless of course you're selling a guru course, then deals are falling from the sky. 

A lease that is a minimum of a year and terminates in the spring or fall is your friend.

If you've completed a BRRR and later on the rent falls below your expenses AND you're underwater, you're taking a loss.

His son also committed suicide, and I just read another victim of him just committed suicide.

Matt Faix I think those folks are typically a little more sophisticated that to fall for every silly think that comes in the mail.

I think the biggest issue is having the laws change and being to big and bulky to pivot to another business plan.Unless you are in a market with a very long history of vacation rentals (many coastal cities) I would recommend having a quickly implemented 'option B' to fall back to in case your business gets regulated away by new laws.