Thank YouHi Justin, commercial lenders will be looking for the following but subject to lender and product-specific: (There are niche lenders)Investor Only - loans to Individual, LLC, Corp and Limited partnershipAppraisal of propertyUS or perm resident (some will lend to foreign nationals at 65% LTV and higher rates)3 mos PITIA and closing costs (some will use loan proceeds for this if within LTV thresholds) 3 mo bank statement for proof30-day ownership seasoning on refinancing (some 30 days to 90 days)No tax returns, DTI calculations or income qualification (most)LTVs up to 80% (some sweet spot is 75% for cash out)DSCR 1.0 -<1.3 (some will look at this but some won't sweet spot is 1.2)Credit 650+ (credit will impact rate and LTV)Min Property Value $75K (Higher min in certain areas)Lease or unleased (must be rent ready .. rate may vary)Min Loan Amount (lender specific rates will vary on amount)5/1 ARM, 7/1 ARM, and 30-yr fixed-rate structuresNo sourcing or seasoning of funds (some will ask for 30-60 days seasoning)Must own primary home (lender specific some do some don't) 

Most states require you to register your LLC formed in another state as a "Foreign entity"  This negates any benefit you get from an LLC in a state like DE or Nevada. 

I can tell you on the commercial real estate side when I have foreign clients buying here the lenders do not like seeing buyers from certain countries.The reason is those areas are notorious for money laundering, scams, or terrorist activities, etc.

It is also very difficult to find a competent property manager that can manage and make the numbers work.I have also witnessed a lot of greed in the area due to major foreign investment in low priced "high" cashflow properties and every operator is just looking at doing volume without building long term, sustainable relationships.Thanks and have a great day.

I called a Florida lawyer who told be using the geogia corp. will be too complicated and he adviced me to create a separate Florida corp.As I am a foreigner living in France, I am not familiarwith the US legal rules.I would appreciate what BP members think about it

A "real estate broker" is any person, partnership, limited partnership, limited liability company, association, professional corporation, or corporation, foreign or domestic who, for another, and for a compensation or valuable consideration, does, or attempts to do, any or all of the following...In Utah, we have a list of exceptions including being a principal on a transaction.  

I'm looking for an accountant/CPA that doesn't find real estate dealings a foreign language. 

Our leverage potential is limited by lender conditions to foreigners which tends to mean a much lower LTV (ca. 40% down) and difficulties in refinancing making BRRRR returns a little skinny.Regards, Harry

@Matt Fitzgerald  county surveyors office ... if they have one.. but what the city probably wants is a current survey stamped by a surveyor.I have been buying properties in SC and we get a new survey on each one before we can get title insurance... which is completely foreign to how we do things on the west coast.but then again most in city things we do is lot and block.. and not meets and bounds descriptions..

There is a lot of foreign money being apartment complexes in Texas right now.