While rates were near all time lows, we bought a home that we could reside in and rent out the backyard detached living garage space.

Lending favors w2 employment.Self employed have; Non of the above. exactly my point if your going to be self employeed you need to make a bunch more than your salary with bene's.

Tell them you agree the $5k is theirs, non-refundable to you.

I was coming from the notes space where almost all transactions begin with an Option.

Also, you may want to look into a two family home and rent out part of the space of your new home under the FHA loan structure too. 

Happy to have a conversation as I have extensive experience working with non-US citizens.

Find a brokerage that specializes in the investment space.

For further reassurance, you could take their lease to a real estate lawyer and ask them to review it.Lastly, If you have any friends in the property management space, maybe you could buy their leases as well. 

You can finance the purchase of an investment property in an IRA, but you must use a non-recourse loan, which typically requires a 30-40% down payment.

AntiochWhy It's Hot: Historically considered a more affordable suburb, Antioch is evolving as more people move to Nashville and look for space and affordability.Key ROI Factors:High rental demand makes it ideal for flippers who want the option to hold properties.Rapid development of retail and infrastructure is boosting home values.Pro Tip: Invest in homes near the new developments around Century Farms or along Murfreesboro Pike for maximum appreciation potential.Bonus Tips for SuccessRun the Numbers: Stick to your investment formula, but be flexible.