The work around was a Mexican bank was the owner and lease it to the foreigner.It's within 50 kilometres from the coast and 100 kms from an international border, so 31 and 62 miles respectively.

Let’s break this down:The case for holdingThe 4.75% interest rate is a valuable asset in today’s high-rate environment.

I respect that thought, but Duluth to St Paul is more than two hours each way.

Please respect our landscaping .

While I have grown my client base to a respectable number, I've struggled to gain consistent traction with realtors and property managers. 

If you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLC such as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a speciality trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.Can I contribute to both a Solo 401k and SDIRA?

Just because someone is buying at 70 to 90% of value doesn't mean anything with respect to the 1% "rule".

If it's just slapped in the backyard, i'd imagine it may not make a big difference but if you create an environment around it, it could be different.   

With respect to paying $44k off on your HELOC, I personally think that is totally fine and a great start. 

Ask them in a respectful way what it was they didn't like about the deal.