Want to get this cash invested properly and need all the guidance I can get.

That's more than the 1%We also self manage and do most of the repair work  and the handi man work and the plumbing work and the kitchen installations our selves.

I've read interpretation bulletins from the CRA, where they are taking an increasingly dour view on the practice and have deemed the practice as an instalment sale in some situations.

Have you ever had a situation that made it difficult to properly disclose everything?

As mentioned above, the properly formed and maintained entity can be helpful to protect against a civil liability for negligence for example.

Anyone have any experience with something similar is welcome to share, or just any thoughts in general are welcome.If you want to avoid the hold up I would close on the properly titled property with the title insurance and buy the separate lot in a different transaction.

I know that copper lasts longer than asphalt shingle and is more complicated to install.

It needs to be set up properly so that its not considered an asset of yours.

My only caveat that I'd like to share per my broker is that listing agents tend to underestimate operating expenses so if you're planning to conduct a transaction without buyer representation, make sure you know how to properly analyze the property on your own.  

Tenants who have been screened properly generally will not destroy your property and will usually give you notice, allowing you to market the property while still occupied, have a new tenant lined up ready to go, and move them in very soon after the prior tenant leaves.