However much personal liabilities you have, the deal needs to be that much more of a screaming deal for it to work.Often times lawful immigrants have an easier time getting financing for investment properties than natural born US Citizens.

You mentioned that an out of state investor will never know the market as well as a local and I don't disagree , but I have a theory that perhaps someone from out of state might be able to better see opportunities in a market .Perhaps similar in a way to an immigrant might open a business in an area locals might have given up on or see as neglected and actually succeed?

It's not as exciting as the rapidly appreciating areas, but you've got a lot of solid blue collar and immigrant renters and less crime.

Plus with Trump's strict enforcement of immigration laws, the industry is losing manpower. 

All I can say is down here no one is going to do a tear off/lay down for $170 a square, even on a 4/12 and if the house was next door to the shop, unless they're unlicensed, unbonded, uninsured, and using illegal immigrant labor. 

Some of them are more flexible than the big banks and I know the area has a lot of German immigrants so you are probably not the first to attempt foreign investment.I tried to do the opposite in Germany and I could tell you it was very difficult to open my sparkasse account.

Or a recent immigrant living in a car? 

So many immigrants here and many of them are more educated and much more driven than the average American.Still there are people that move away due to high housing prices, especially those on the lower end of the income spectrum. 

Anyone have any input on the Immigration Bill signed today in Arizona?

The people who are most strongly opposed to illegal immigration are in the Republican party.