@johnCost and reliability are often times two totally separate features in the self directed plan industry.There are document providers and there are advisory firms capable of not only putting the plan in place, but also helping you understand the IRS guidelines as they pertain to real estate investing so that you can operate with confidence and achieve investing success.None of the firms offering Solo 401k plans with checkbook control will hold your funds or provide investment options.  

Unlike 1-bdrm and 2-bdrm, we have found the 3-bdrm and 4-bdrm student units are far harder to fill at other times of the year.Are the units in this property separately metered?  

Some title companies have taken the position that they want a day or two or three separation between the A-B-C transactions, but that is a CYA position of the title company so they can clearly show that the end buyers funds were not used for your purchase.

There is a bit of separating between the boards in the high-traffic areas.

I've looked at duplex's across the GTA but also single family dwellings with an "in-law-suite" or separate entrance for the basement apartment

These are two separate parcels being sold together.

(these figures do not include bond postings, etc. which we will handle separately) Thanks for any insight.

You could buy a duplex, or a house with a separate apartment and live in one unit while renting out the other. 

With my sublease deal I should be signing now on my existing unit, and what should be a good AirB&B rental in my new apt in the building, (w/ 2br/2ba, w/ 2 separate entrances), close to BART, 1 block from Lake Merritt, studs-down remodel..

I'm hoping to cover three issues in this post and will try to categorize each separately: deal analysis, Section 8, and my realtor (possibly getting a new one).