Hi,I am a foreign national trying to get a mortgage from a small local bank.

Foreign concept to me.  

a nanosecond.As I see it, here are the numbers:$37,000       Cash to buy$20,000       Cash for rehab$57,000       Total Cash in$125,000     ARV$57,000/$125,000   =  45.6% ARV....if you can't find a lender for this ratio to do a COR, then you must be in some foreign country.70-75% ARV     typical ARV used for COR$87,500             70% ARV (of $125,000)(57,000)             Total Cash in$30,000             Cash Out$87,500/$57,000   =  154% CCRAs long as the new loan payment, when subtracted from your current cash flow, doesn't put you into a bad cash flow (as in negative), then grab it and move forward.  

At the same time, I do want to share my experience and abilities with these potential foreign clients and I only have this one shot (or sheet along with a business card)Thank you for your time 

Furthermore, a property might only bring in $100/mo in positive cash flow, but it could have a really high cap rate if you got a great deal and have a good bank lined up to for your refi.On the flip side, I've also wholesaled properties to foreign investors with a < 5% cap rate...While it seems absurdly low to some, there are people out there who just prefer to park their money in something in the US, and that trumps all other metrics.

Do any of you have some leads about investment opportunities for foreign investors like me? 

I close many deals with foreign investors as the buyer and seller and they go off without a hitch.  

It was outsourced to a company in California that in turn outsourced to a foreign country.

The beginning stage is so foreign to me that I don't even know where to begin.

I chalk it up to lack of knowledge, and I'm sure those agents feel like they are listening to a foreign language when they start hearing GRM, CAP, CAPEX, and more acronyms then they know what to do with!