Plus, there's still so many positive cash flowing and 1% deals here in Columbus Ohio.

Do this with every property in Canada and see if you can find one that has a positive cashflow.

Now a permanent buy down option (where they just pay points in a traditional manner) can solve some minor DTI issues.  

The investor will start with a large negative position that will consume the initial cash flow.  

Test them out, if they aren't good try another option until you find the right fit. 

This is the simplest option because then you can utilize hard money.

It's a strict 2-year requirement.As for strategies to avoid capital gains on the sale, if your client doesn't meet the ownership and use requirements for the Section 121 exclusion, they might explore other options such as:1031 Exchange: If the property is an investment property rather than a primary residence, your client could consider a 1031 exchange to defer capital gains tax by reinvesting the proceeds into another investment property.Installment Sale: If your client is willing to accept payments over time, they could consider structuring the sale as an installment sale, spreading the recognition of the gain over multiple tax years.Charitable Remainder Trust: If your client is charitably inclined, they could contribute the property to a charitable remainder trust, receive income from the trust for a certain period, and then have the remaining trust assets pass to charity upon their death, potentially reducing or eliminating capital gains tax.These are just a few options, and your client's specific financial situation and goals would need to be considered in determining the best approach.

I have $30k of stock options losses this year (multiple bad trades in a row lmao after making 35k last year off options and sadly paying a lot of tax that cant be carried forward to this years losses).

That might help me and others find ideal options for you.

Basically if the interest, taxes and insurance (ITI) is equal to rents it qualifies instead of having to qualify rents against a full PITI (principal, Interest, taxes & Insurance).There are also some DSCR options that can use the STR like VRBO which tend to be much higher then the LTR - long term rents.