A teacher has to buy within the boundaries of their district with no exception(not even a block as I had a buyer for one). 

If you keep it as your primary residence for 2 out of 5 years, you can sell and get a capital gains exception of up to $250k.

That would cover most except the warehouse rental and miscellaneous overhead costs.

The Panama City market has been sliding forever thus why I never recommend buying much in the city except if you want to move here (still...renting makes more sense at the moment)Investing in the city really only comes down to doing a STR business based either on leverage or co-hosting models as rents are extremely low and there is SO MANY apartments and houses that are empty, doing nothing for 2 or more years.

The most relevant exceptions are the last three above in bold.Theres a lot of noise about the topic and its very confusing but the above are the actual rules atleast regarding conventional fannie/freddie financing. 

Merchants Bank MN See Pavel UshakovPenFed - max 3 other properties, 89% LTV Regions- yes HELOC but no LOC SCCU Florida 70% LTV, 6.25% interest only, not LLC Signature Federal Credit Union 75% LTVSound CU "non-owner occupied HELOC, capped at $150K and interest rates are prime + 2%, 3% or 4%, based on credit, not to exceed 70% ltv.”S&TTCF BankTD Bank TIAA Direct was EverBank Tower FCU, all states except TX, max 45 DTI, green card ok.

So we have an online portal for contractors to submit bids and SoW.He said he will submit everything except the license number and never had a lender require it.

Japan is an exception but, aside from exceptional cases, it's the last place where I'd invest since, unlike in the rest of the world, properties depreciate over time until they get destroyed.I eliminate the Caribbean because of the sargassum.What do I have left over?

This was because when mortgage rates hit 18% in 1981 all real estate transactions, except for cash sales, would have stopped without the assumability of 6 -7% mortgages written 10 years earlier.  

I have made a rare exception when there's a death in the family, but even that is very rare.A couple suggestions: 1.