The associates I know at the moment aren't in this realm and I would like to have some sort of guidance moving into this next steps.So I'm looking for developers/mentors to help me move forward.

Connect with experienced investors, real estate agents, and financial advisors who can provide valuable insights and guidance.

Not all investors have the experience or team to do the deal on their own, they need/want guidance to build their confidence so moving forward one day they can do it on their own. 

Great if you need any guidance/ help feel free to reach out.

Any ideas or guidance James Dainard or anyone else could offer in this regard?

The FMR is guidance.

Quote from @Sri Reddy: I am a newbie to real estate investing and looking for guidance from the teams here to understand the sources from where we can find any small retail spaces to buy.

p.s. thank you @ScottTrench for your guidance as well!

I've found options in Costa Rica, but rates are in the 10% range.Does anyone have any experience or guidance on obtaining a mortgage equivalent to purchasing a 2nd home in the US?

I've had some not happy when I have asked them to split it out.I've tried asking questions to the IRS customer service reps, and didn't have the best luck.While I cannot cite a specific official guidance on this issue, I consider debit cards exempt.