You should run away from this deal or dig much deeper before you commit. 

Essentially, what do you want (min. thresholds), how much risk you are willing to take, budget, investment time frame, time commitment and liquidity constraints.

@Joseph M. hey, so the situation is this person that sold me the property is an investor that unloaded many properties in the United States a few years ago when she got sick. she is elderly now and needed to unload the properties in Mexico and really wanted to do it asap . we spoke about the deal for months and at the last minute she cut our original price by 1/4. she saw I was committed after I got my dual citizenship and I know she was trying to help me out.  

The clock of life......4-10 years in college or committing that time to learning and mastering a skill or collection of skills. 

I've done some deep research in both Gloucester City and Camden City as long term buy and hold markets but I'm not quite ready to commit to those areas.

I did find this deal off market using driving for dollars It’s a very low loan amount of $10,000 and I do have it in cash buyer committed to purchase the house.

Hey Tina, it's inspiring to hear someone make the commitment such as you. 

My advice would be to save, save, save and get to a point where you have the necessary capital to commit yourself under either scenario.   

My current hurdle (and I'm imagining this to become more prevalent with the federal limit on property tax write offs) is that our exposure with the LLC. having a free and clear asset is large and homeowners insurance is denying us when I ask for a LLC.

Most people think to ask about interest rate and points but may not ask about fees like underwriting, processing, application, commitment, credit report, attorney, inspection, construction draw costs, etc.  3.