I live out of state so no way to talk to a local person these days. 

I just completed a private lending deal where I borrowed at 10% on an investment property LOC and at 7.9% on a personal loan.

Though I have not personally contributed to these investments for tax credits, I have personally seen these investments in action and these investments can help provide more supply of housing and development that would otherwise not be there.

The FL home is a personal decision you have to make for yourself.

This may border on mortgage fraud though if she gets a conventional loan knowing she intends to just hand you the title.What about a private lender that won’t make you sign personally?

Bogleheads was the source of most of my formative personal finance education (for ~14 years), and it’s relevant because the SWR discussions there are typically in the 2-4% range.

In tight inventory markets like Boston, I encourage clients to clearly define their purchasing criteria, start looking, and then be patient.Some of the best deals I have seen or experienced personally happened during unusual circumstances.

What do you file for this "income overseas," do you file SChedule C self employed on your personal 1040 tax returns ?

Have you started going to in-person real estate investing meetups yet? 

IMO, the person you want to look at is Jonathon Haveles with Land Riches Blueprint.