You don’t “have the closing” at the embassy, is just like any other “mail away” closing....the documents simply have to be notarized, and in most other countries you can only accomplish that is at their American Embassy, since they don’t have “notaries” in that country.Now as to not being able to schedule an appointment, due to whatever reason, I don’t have an answer.  

Since a lot of the deeper pockets resources are geared to the American market I was wondering if there was anyone investing in the Canadian and especially the Quebec market that wants to connect and form a peer group!

@Jason Commerford  I own several rental properties in 32210 and use Diana Cazeau from American Insurance Leaders. 

Scott Crabtree from American mortgage was extremely helpful in walking me through the process for the first time.

Certainly not legal advice, but I agree with most others about not wading into those waters, at least not right now.I gotta say...it's amazing what the news can make Americans divided over.

Tax plan fact sheet- https://www.whitehouse.gov/briefing-room/statements-releases/2021/04/28/fact-sheet-the-american-families-plan/Article - https://www.cnbc.com/2021/05/28/biden-budget-reiterates-top-capital-gains-tax-rate.html

For more than a century, these establishments populated the American West.

@Cynthia Pochatek did they give a reason they would not renew...We use American Modern for non-conforming or high risk properties ...one-off stuff...I think the bottom line is that you can get insurance from any carrier you want for the right price

If accomplished, enhancing the latter would be great.Much of what I have learned so far has come from American sources like 'The Book on Rental Property Investing' by Brandon Turner, 'Rich Dad Poor Dad' by Robert Kiyosaki, Real estate books written by Ken McElroy, and of course the Bigger Pockets podcasts. 

As Americans, we want to be able to do everything we want to do but don't need to do (eat out, buy expensive clothes, have an insane car payment).