If you find a deal with solid cash flow, partnering up might give you more flexibility while still allowing you to control and operate the property.Out-of-State Opportunities: If the local market makes it tough to find larger value-add properties, you could consider diversifying into other markets with lower barriers to entry.

In addition to some Insurance companies pulling from the area, these increases are related to the rising costs of building materials, labor, and frequency of hail storms etc.  

Government in Brazil pretty tough right now, so I would not expect great ROI during this reign and seems anti-capitalist and anti-foreigner. 

It's tough to recommend without sitting down and talking to you to determine what your goals are.What I would suggest is just buying an occupied or vacant house that doesn't need reno or minor reno, then either have a realtor rent it out for you and you take over day to day management, or you can put PM in place. 

Partnering with a good property management company can help you handle the distance, but be careful with tax’s material participation rules if you expect tax savings.Sticking local is convenient, but branching out might give you better opportunities to meet your financial goals.

Someone comes in and uses lead roof materials, electrical conduits, a tank lining, soft solder, orparts from China all which have lead in remodeling after the certification...I know lead is dangerous for children.

Each market/location varies on construction materials and labor costs plus comparable available existing properties to buy.3.)

I have set up WIP accounts for WIP LABOR and WIP MATERIALS.

The company updates costs based on local material and labor rate costs.  

If you are just picking up "deals" hoping someone will pay a premium in a struggling market, then it will be tough for anyone to sell. no matter how many lists, emails, or phone calls you make.