It is easier to control an SFH in regards to area, quality of tenant, and maintenance.

I gained a lot of experience with the A/R system and with eSign for leases.

There are a lot more efficient cheaper operating systems on the market to choose from.

When one ferry is out of commission, (broken)  the entire system gets switched around on a temporary basis.

If you remain resident in Canada, in augmentation of Eamonn's advice, I would suggest you consult with a CPA - and possibly attorney - experienced with Canadian tax law and business organisation when holding foreign assets.Having your U.S.A. business (and assets/properties) be held and operated within a U.S.A. corporate entity will provide you with control over the repatriation of retained earnings.  

Two, you may not have the property under contract,  Three, you don't know how to control a deal.PS: of course there are investors without any integrity and maybe you should use a NDNC  I generally just choose not to do business with them 

However, you can streamline this by putting a system in place.Our first step is income verification.

You may want to consider that as an alternative retirement investment vehicle, it has number of advantages over an IRA LLC:Custodian is not required (eliminate all custodian fees)Get checkbook control without the need for an LLC (trust is used as a vehicle to hold 401k plan assets), you have full control over the plan assets as trusteeAvoid expensive CA Franchise tax of $800/yrExempt from UBIT on leveraged real estate Ability to take a personal loan from your 401k, any time, for any reasonContribution limits are 10X higher than an IRA (up to $61,000 for 2018)Tax-free investing using Roth sub-accountAbility to correct a prohibited transaction and moreRegarding your questions about getting a non-recourse loan: this is an asset-based loan so the age of an entity is irrelevant.

However, it was an FHA appraisal, which as I understand it goes into the system. 

I engaged a licensed HVAC contractor to do my central air systems- I’ve been burnt in the past, so my code going forward, is to buy materials myself, and pay the labor upon completions or milestones- The issue with HVAC is suppliers will only sell to licensed contractors, not homeowners.