There has been good appreciation, our market is (currently) strong, and I would be able to avoid paying taxes due to the 2 out of the last 5 rule. Renting

This is not legal advice, just friendly information.As a general rule, real estate holding LLCs should be created in the same state as the property.

If I can draw them does it have to be on some special software or simple hand and ruler drawing with measurements? 

Matthew 25:18 Context15And unto one he gave five talents, to another two, and to another one; to every man according to his several ability; and straightway took his journey. 16Then he that had received the five talents went and traded with the same, and made themother five talents. 17And likewise he that had received two, he also gained other two. 18But he that had received one went and digged in the earth, and hid his lord's money. 19After a long time the lord of those servants cometh, and reckoneth with them.20And so he that had received five talents came and brought other five talents, saying, Lord, thou deliveredst unto me five talents: behold, I have gained beside them five talents more.21His lord said unto him, Well done, thou good and faithful servant: thou hast been faithful over a few things, I will make thee ruler over many things: enter thou into the joy of thy lord

You can still find some that are close to the 1% rule rent range but it is increasingly difficult. 

I'd love to read from foreigners or othersthat succeeded doing it without a mortgage in the past, from HML,refinancers, and of you people with experience.Plan: For a $100.000 property, 80% LTV loan by a HML at a 10%"interest only" anual rate, then refinanced by a new loan at a 6%anual rate as soon as tenant stabilized.Asuming a 1% rule rent of property value, that would be 1000 a month,so 12000 a year Gross income right?.

So the above rule really needs to be applied to each persons own standards. 

Does an exact 1% rule property really work when your are financing the property? I can’t seem to make it cash flow when I add in cap ex, repairs, prop management and vacancies. Am I doing it wrong? All seem to just br...

Just like the “1%” rule, real estate opportunities are too hard to compare across the varied markets in the USA and any hard and fast rules like that are hogwash.

that's a pretty stupid rule.  renting