I want to take the plunge but have mental/knowledge blocks and once I can get some answers from folks who have done it, I know it’ll happen.For context I’m an attorney and have worked mostly with Real Estate PE clients so the field and lingo is not foreign to me but doing it myself is very different.

I work with several foreign and out of state clients from South America, Florida, and California.

transfer or foreign filing?

If you open one up in a state that is different from the state the property is in you need to register the llc with the state the property is in as a foreign business. 

Please only respond if you've been in the foreign llc situation. 

Plus the downside to investing as a foreign is taxations. 

I actually chatted with the local owner and he said he would've put the money in but his son is not interested in his business being a college professor in a foreign country working in the field he enjoys.

The market there is totally different and you can't just apply what's being done in the US because oftentimes it won't work.The market in Mexico is divided in two parts: the market for the wealthy Mexicans and foreigners in which properties are traded in USD and the "local" market, in which properties are traded in pesos (MXN).The USD is overwhelmingly condos and some villas as well.

I get at least 5 calls a day from people with a heavy foreign accent asking if I am interested in selling one of my investment properties.

My dream is having foreign investments in Spain/Mediterranean, South America, Mexico etc but don't know how feasible or realistic that is.