Or enter "for repairs" and take photographs of expensive new stuff for court...but they may be paying down credit cards.

We’re also looking to enter the US and it’s interesting reading your post. 

It is clearly possible to do well here, but as expats I believe you need to be extremely careful in entering the market.

Understanding how to enter certain markets and when, if they're on your radar, is important.

I handle St Augustine/Ponte Vedra/Palm Coast but can certainly help with Jacksonville and based on your goals there may be other opportunities to explore.To cover off insurance from previous comments, the market has changed and it is competitive with new carriers entering the market. 

For anyone interested, here's what happened at each bank:1) The credit union turned me down because 1) the LLC isn't local, 2) they had no way to enter an IRA as the owner of the account in their system, and 3) they were concerned about not being able to control my appropriate use of the funds as manager. 2) Wells Fargo - I went to the local branch who didn't have availability to meet with me and sent me to the next town over 40 minutes away for an appointment with a "specialist" who could help me. 

I'd never enter into a sub-to agreement unless I was the one making the payments.

Technically speaking a buyer and a seller being in a dispute on what happens with their earnest money isn't something that would prevent the seller from entering into another contract and selling their property to a different buyer. 

There have been some big players entering the PM market and a lot more interest in acquisitions of smaller PM operations.

It's all preference though, and you need to know the risks and what you're entering before hand.