And then we have the wild card of currency debasement, the European crisis (which ain't going away people) and the fact that recessions cycle about every 6 years.

I don't think we are going to see a single nation's currency be the world reserve currency in the future.

I firmly believe in diversifying my real estate holdings out of just one country and just one currency. 

The only thing I'm wondering about is currency exchange...CDN dollars to US.

Another bank down the street may have different requirements for their portfolio.FDIC and the COC (comptroller of currency) have minimum standards for appraisals but nothing to minimum amounts, doing a commercial loan that may include real estate can't really dictate a value, it would be difficult to control and they would be limiting business opportunities for any well managed bank.

Hi @Edgar Collado , my husband and I have invested in the Broward/Miami area for the last 5 years, and yes, sellers are now out of their minds ;) We looked at several multi's when we were there in July, and the number of foreign investors just looking for a safe place to park their currency aren't concerned with cap rates, COCs, cash flow, or any other metric...just putting their money somewhere so it doesn't devalue in their own country.

You need to look at currency exchange with also any international tax treaty laws and "hold backs" on the income for foreigners investing here.If you have 750,000 cash or more you can get non-bank lenders even with a foreign status.

lolMindset changes where the majority of days are expected and welcomed.I cherish the perfect days more as they do not happen often versus expecting it to be the norm.I can handle the rare really bad day better where everything known to man goes wrong.I relish and savor that my friends and family are happy and healthy and I am content doing what I want to in life.It's all about changing the filter you see the world through and your value system ( what you tend to place more currency on) as you age.   

That's cool that you come from a trading background...I find quite a few of us REI (spot currencies trader here!) 

Projects in other countries have different laws and currency exchange rates to deal with.