Deadlines are almost a foreign concept in Mexico, so we've learned to set them far in advance of our desired schedule.70% funded. 

I think there is so much value in having a supportive network, so I'm looking to set up a monthly lunch for us to exchange ideas, tips, and encouragement.

If no consideration is being exchanged, then all you would need is exempt stamps for State and county. 

(5 tenants are original tenants, having been in the homes since I purchased them 9-12 years ago when I was doing more buying.)My last purchase was a 1031 exchange in September of 23 for a new build. 

And he was getting foreign investors to wire him 100% of the purchase prices direct to him..

Plus the 1031 exchange agent's fee of $6500 for a build-to-suit exchange, the initial acquisition cost was close to $120k.

Here are a few strategies to consider for funding a down payment:Partnering: Like Gregory mentioned, finding a partner who can contribute to the down payment in exchange for equity or a profit share is a solid option.HELOC or Cash-Out Refi: If you have equity in your home or another property, a home equity line of credit (HELOC) or cash-out refinance can provide the funds you need.Private Money: Reach out to friends, family, or private investors who may be interested in lending you the down payment with a promissory note.Seller Second: In some cases, the seller might agree to finance a portion of the down payment as a second mortgage.Live Frugally and Save: It takes time, but reducing expenses and setting aside funds from your income is a tried-and-true method.The right approach depends on your situation and deal structure, but a mix of creativity and resourcefulness can go a long way.

You mentioned that if I create an LLC in AL, I don't need to create a foreign LLC in CA.

@Phil Petite Forming an LLC in Tennessee is recommended if your rental properties are located there, as it simplifies legal compliance, avoids the need to register as a foreign LLC, and aligns the LLC with Tennessee's laws for property management and tenant disputes.

Some will want to be on your team, and some will want to split profits with you in exchange for funding your deals.