It doesn't sound like any of this discouraged you, and I trust that things will get better!

Do you mean a down payment on a property??

If rates drop in the future, refinancing again could lower your payment, but it’s good to make sure the numbers work now just in case.

That being said, it's very difficult to get rents to even cover PITI payments at 80% loan-to-value in Utah these days. 

The downside is they usually come with higher interest rates and shorter loan terms.Partnerships or Co-signers: If your husband or a trusted partner has U.S. legal status and credit history, they might be able to co-sign or help with financing.Cash Purchases: Since you have savings in Canada, you might consider using that for your first property, especially for a smaller rehab project.Foreign National Loans: Some lenders specialize in providing loans for foreign nationals.

I’m not saying this is perfect… but if you can find a home like this one for $600k that could work long term, trust me, with a little effort and patience, you can find even a better one off market or make this one work.

I recommend an electronic payment method.

I can’t say I came up with the idea, I saw a landlord with more units than I have post that they offered the holiday discount, bug only to their tenants who had made all their rent payments on time and in full over the course of the year.

I’m still trying to wrap my head around the LLC and trust thing. 

You can leverage your HELOC and cash to cover the down payment, the initial rehab draws, and holding costs.