I would use a SBA 5 loan to purchase with 20% down.Currently the only advertising for the facility is a sign that hangs on the back of it, no internet or social media presence and it operates at 85-90% occupancy according to the seller with minimal advertising besides the hanging banner, and the numbers for rents seem pretty solid with room to increase and add some value.

Investment Info:

Single-family residence fix & flip investment in Newfield.

Purchase price: $110,000

Cash invested: $45,000

Sale price: $205,000

This home was a 2 bed, 1 bath cape. The 2nd f...

Doing Business was historically a physical presence test and has nothing to do with where you are registered - this is starting to change to more of a market based approach to pull in service providers, but physical presence nearly always can trigger a filing requirement unless you are excused under PL 86-272 - never the case for a real estate project.

With technology at our fingertips, I knew I could asset manage from afar, but wanted to make sure my property manager already had a presence in Wichita Falls and preferably had an office in Dallas.

Forgive my ignorance, but why is the presence of the manhole cover that much of a problem?

@William Martin You can 1031 any US investment property for ay other US investment property including certain US territories like @Bill Brandt said Guam.

That would be considered great over 15 years on Wall Street, that's Bernie Madoff territory! 

So, I would inspect the wiring and system to verify the presence of the ground first.Many older homes with 2-prong receptacle devices are indeed grounded systems.

Lots of Navy presence (and healthcare) there.

But I think you're looking in the wrong places if you're trying to do that; you have to talk to lenders who have a national presence.