Pretty much think of a commercial loan process as a residential loan process backwards.Lenders do go off the income of the property, but they also do check out the purchaser...3 years tax returns and a personal financial statement. 

Then rent the bigger home out using a property manager, allowing her to possibly cash flow and maintain that asset and let it continue to grow in value.Encourage her to consult with a CPA or tax attorney to explore the best strategy tailored to her situation.

Be sure to hold a hefty reserve to handle on-going maintenance, capex, taxes, and insurance.

I've been knocking on doors, there is one that seems like it's abandoned, however despite finding the owners name from tax records I cannot seem to get in contract with them to make an offer (despite trying x, y and z). 

An ITIN is often required for tax purposes when earning rental income in the US as a non-resident.Please feel free to PM me with any questions. 

Just like professional athletes who still work with coaches to hone their skills, a real estate mentor or coach can provide you with valuable insights, shortcuts, and strategies that can help you avoid mistakes and fast-track your success.

For several reasons (property taxes, politics), I would prefer to begin real estate investing somewhere other than locally. 

And she’s the one that released the latest tax rates and year to year comparisons in September of 2024.

You can hear real-world examples of how others have built their investment portfolio and (hopefully) learn to avoid their mistakes.4.

I do intend to stay close to home - but home provides only annual opportunities and I’m looking for year round possibilities with tax deed properties.