Being the military, it had that definite institutional overtone to it, but the basic premise was the same.I recently toured a new senior's complex in which on end - for those who were still relatively self sufficient - had individual units (bedroom, sitting room / kitchenette ... effectively a bachelor apartment but without a full kitchen) clustered together in groups of 4 with their own common room / kitchen and courtyard.On the other side of the complex were units for those who required more assisted living.  

If you were only going to net 10k and the fees male you a lose then it was never a good deal.If you keep project costs less than 72.5% of the ARV then no lending can screw you. 

The investors who prefer to lend privately rather than hold equity positions would receive promissory note tied to an individual property that their contribution is tied to?

Correct, a foreigner can get a home loan with a bank institution in the same way a national would.

This is the "dream" of many investors - retire with paid off rentals with cashflow to enjoy their golden years.5) Hard Money Lending (HML): this is actually an easy one.

But even then, seller financing is rarely substantially better than another investment they could make (including trust deed lending, which will often be at a higher rate than seller financing)In my experience, the owners who find owner financing advantageous are at the ends of their careers and are not interested in looking for another investment (other than the usual retirement funding sorts.)

You have to sell, you over leveraged, but the property has dropped in value, no lender will lend to you and you have to bring money into closing to sell the property, but you don’t have the money.

However if you are bringing no equity to the deal they might scoff at the idea.The other thing you could do is find someone who trusts you who has money and wants to lend it. ( Private Money ).

If timing permits you can get a tenant into your home that you'd be leaving.If you are going to move into the new home you have a lot of options for better rates and lower down payments.Matt HowardNorthpointe Bank616.552.5730https://www.northpointe.com/home-lending/get-started/matt-ho...https://www.zillow.com/lender-profile/matt%20howard/

Construction lending is few/far between these days.