And pay another set of closing costs.If you do have to refinance in 5 years, the main concerns would be to make sure your credit is good for the refi. 

I have great credit, killer salary, and a bunch saved up but still can't afford a 20% down payment on anything over 600k. 

If you have decent credit (north of 680), you should be able to get 75% loan to value, assuming the DSCR is met (usually a 1 to 1 measurement between the PITI and the Gross Monthly Rental Amount).

Some lenders will base off the "mix" of commercial vs residential by sqft and some will base off of rent, and some will base off of the unit counts, so you'd want to take advantage of the lender/broker that can fit your scenario in the most favorable way possible.Is the property fully occupied?

They also have accountant access to my bank accounts and credit cards, so everything gets reconciled.

They will also spot any terms that may not be favorable to you and can assist with negotiating the deal.Due diligence is key in any real estate transaction, but especially in off-market deals.

Moreover, you can credit what you paid to Mexico against your US taxes so, depending on your US tax rate, what you pay to Mexico might end up making no difference to you because you'd have to pay to the US what Mexico doesn't charge you.

But... you made so many mistakes:(1) No Personal Guarantee: try getting a loan of credit card for an LLC.

Growing up, my mother and I were renters, and I vividly recall the gratitude we felt when a landlord took a chance on us, despite my mother's imperfect credit history.

My bookkeeper (who is a new addition to my team this year) has just integrated the first of my business credit cards into Quickbooks.