Currently we are living in Houston TX, but eventually we plan to move to an area between WV and the Canadian border. 

Basement rentals are illegal on the Virginia side of the border.

I appreciate that because I do think it's bordering on dangerous.

@Wayne Brooks yeah it seems like conventional loans for the 4 plex are on the border. 

I found a couple on the border of Sac/Elk Grove and in the good Elk Grove school district.

I highly recommend you consult with a knowledgeable CPA in the area of international/cross-border taxation especially as it pertains to estate taxes.You are correct - a nonresident alien is generally subject to an estate tax on their U.S. situs assets of 40% on the excess of $60,000.

My business partner and I host a quarterly luncheon with Harry Borders and SurePoint. 

Owner offered me 35k with owner financing, however he wants to talk to his renter that rent another property of his that borders the lot I’m interested it.

Now I currently have a job in construction management, and am usually working in the the areas near the NY border and sometimes in Brooklyn.

Goals: -stable cash flow, not as concerned about appreciation (check, assuming description is correct in saying they've had stable tenants. rental price should increase in the next couple years so i have some assurance there)-looking for min $100/unit (check)-C+ neighborhood (check, borders some B/A neighborhoods in upper Ohio City so hoping some absorption goes that way)Other things: -20% CoC return (almost check - Changing purchase price to $53,000 and have tenants also pay water/sewage would bump this deal right up to my criteria of 20% CoC.)