As a Mexican real estate agent living in Canada and with a presence in the United States, one of the most common questions I hear in the investor community is: "Can foreigners buy real estate in Mexico?"

You could wait to close until you have your license and rather rental arbitrage the unit from seller until then.

. - You have no recourse against an agent or PMC once you pay them for the placement and it turns out to be a terrible tenant:(If you have the time and network and post here for assistance, it's always a good idea to learn the rental business from the "ground up".Of course, one mistake can also cost you thousands of dollars.

I figured using my primary equity could assist in getting that loan just to show as reserves 

I was able to turn my place into two units so no shared spaced helped a lot. 

I’ve recently undertaken to paint 3 units, two 2 bedrooms and one 1 bedroom.

We use them and they are not my favorite at all but they do book a lot of our more urban units and they do help fill some last minute space

Aside from what everyone else wrote, note that adding units require various steps that you may not have considered (e.g., adding a new street address with USPS, etc.).

We also updated the entire flooring, renovated the kitchen with new appliances, overhauled both bathrooms, and added new washer and dryer units.

It sounds like you have an un-permitted unit, which is essentially always a risk since there has been no notice to the AHJ that it exists and they can therefore initiate a code case to have it removed in most cases.