Do your research and put the time in up front to avoid unnecessary heartache.

So I have to try to find another solution if I want to make it work as an awesome deal for investors, which is the standard I have imposed on myself.If you want to open a bank account in Colombia, I can recommend the best person to you.

Get people on the phone, be personable,non-imposing and turn on the charm!

That is much cheaper option and I would look into that before you start paying unnecessary fees for an LLC.

Thanks in advance.Warm Regards,Bobby The loan limit in Santa Clara would be 636,150 (new updated limit from prior of 625,500) as of Jan 1st 2017 and like you referenced you can bring in 25% of the difference up to your sales price above the 636,150.The nice thing with VA financing is that you will not have to adhere to the self sufficiency rule imposed by FHA which pretty much takes all 3-4 unit loans off the table in high cost markets like yours (could work in Tulare, modesto, some parts of sacramento, bakersfield, etc in CA).If its your first use its 2.15% upfront VAFF - VA funding fee or up to 3.30% for subsequent use of the VA program (this can be lowered by putting 5% down to get it down to 1.50% or 10% to get it to down to 1.25%).

.: Everything is being sold to owner occupied or buy and hold investors, neither of which are suitable for hard money, or should I say private money, as it now seems to be called.I've come across quite a few HMLs that are eager to lend to fix-and-hold investors, though they may want to make sure that you are pre-approved for the take-out financing once the 4-6 mth no-cash-out refi seasoning period has elapsed.Since banks and conventional lenders have imposed lengthy seasoning requirements on refi's, it seems logical that HMLs would move in to fill this gap.

See this link:http://www.nolo.com/legal-encyclopedia/free-books/renters-rights-book/chapter1-2.htmlAnd there are some small municipalities that are starting to impose regulations on landlords regarding illegal aliens:http://campbelllawobserver.com/2012/08/rent-to-illegal-aliens-landlord-you-may-be-penalized/

mhmm very interesting i can not speak for the country as a whole but i know that the other day i saw a report on cbbc about warning signs of another collapse in housing because miami phoenix and riverside ca are all very hot now with high prices etc... they also said houston and denver are also high but they are explainably high because of recent local growths in the economies based on small business growth etc.... the warning factor was that it was what happened before the last collapse phoenix miami and riverside were all hit the hardest during the collapse because they had an unnecessary inflation in home values that wasn't backed up by any actually growth spurts in the economy...now i know i may sound like a fool regurgitating cnbc but i watch every day that the NYSE is open for business and a lot of the things they say are BS but than again a lot of it is often pretty acurate and yea if i could go back to when i first moved to tucson (2009ish i think) i would have bought a few 15k houses on the south side because now there all going for 90k move in ready or even 35-40k still needing a bunch of work and people are buying them...

On the other hand, I don't want to saddle an otherwise good tenant with unnecessary eviction-filing costs when they are only a few days late with the rent.There is not RIGHT or WRONG solution for slow payers. 

(And as a dull, anonymous real estate investor I can understand this...)If I could suggest (or impose!)