You need to focus on families, foreign professionals, public servants or college students.That are my thoughts on that issue. 

Chinese now have some foreign currency issues to deal with but I can tell you that the demand is huge, so once the capital controls are released the funds will flow back into California.

@Allan Snow Its very possible I know someone who works with Canadian Investors he helps with the process of opening a foreign LLC if needed.

When we rent to NCSU foreign students, (17000 state wide in 2015), we can/could/did leverage homeland security as a resource.

The whole private lending thing (as far as using it to fund my own flips) is completely foreign to me.

Under a full guardianship that means we are untimately responsible for everything, income, expenses, housing and medical decisions, taxes, debts, mortgages, wills and estate planning, suing or being sued, investments, real property, unique asset liquidations like oil/gas leases, coins, fine art, notes, cars, foreign real estate, boats, wine, financial exploitation investigations including forensic accounting, criminal and civil trial testimony and recovery of funds when we are lucky, budgeting for liquidation of assets in order to fund medical and care expenses, (I could go on for hours); basically everything you can think of in your life... imagine someone else having to do that for you because you're incapacitated.In my work I'd estimate I've been involved in the sale of 300-400 properties, maybe 100 probate cases and many hundreds of guardianship and DPOA cases.  

The broker came to me with a foreign investor and asked if I would sell it.

Like speak another foreign language and have a construction or loan background.  

1-Speak with a Virginia Attorney;2-After speaking with Virginia Attorney, determine if it is better to:a) File your Sub S as a foreign entity, orb) Form a Virginia LLC that is wholly owned by your (out of state) Sub S.c) Hire and pay a Virginia resident, or company to act as Resident Agent for your new entity.d) Pay for the appropriate business license in the County/City in Virginia where your Virginia entity will have a physical presence. 

I grew up in Southern RI (Richmond), and went to URI in Kingston, so Providence was somewhat foreign to me (30 minute drive in RI is drastically different), but have been to downtown quite a bit, Wickendon Street, Federal Hill, etc., just not the Mt.