I am not an expert but I believe buying property as a foreigner is a really simple process.

I am sorry to hear about your story and i believe it is a nightmare.I am a foreign investor (i live in Israel) and have my real estate business running in the states.At the beginning i was advised by friends to use certain brokers and contractors which i found out are really bad (lost more than 20K for thier mistakes) instead of giving up i decided to do my own due diligence and set a team of experts (people i interviewed and searched).Today i have a great and very experience team and we are doing great.

And I also appreciate the encouragement to set lofty, aggressive goals- I feel myself inching toward scaling back on this important piece due to so much of this process being foreign that I could potentially be selling myself short- I am in a good position and need to take advantage of that - so thanks for the reminder ;-)Again, I appreciate y'alls thoughts and time!

I understand you only need 1 LLC in CA if you use LLC in another state called foreign entities. 

It was delicious and I'm sure we will go again!  

I will say that generally you don't get much advantage of out of state companies ( unless you are much larger than you are now) Most advantages are lost when you register the company as a foreign entity in any state you operate in.

I have reached out to Joe Fairless to get more info on his coaching program, I am reviewing Michael Blank's material, and Reed Goossens who is currently registering students (Reed is very involved in syndicating for foreigners in the US).

There is a TON and I mean a TON of interest from foreign investors into this country for commercial.In their countries they do not have economic instability and want money out of their country.

targeting higher flyers who want to say 'test the waters' in a foreign (to them) neighborhood, in exchange for 'locking- in' a buy price that fits the 2- 3 year average appreciation from say an 'expired' and/ or FSBOer who overpriced their property, then corrected their asking price 6- 12 months too late... and now are perhaps in another state, etc.

THEN you Foreign File in the State(s) where you will do business under that name.