Rates are also better with these than with an investment loan.There are a couple of investment loan programs available that offer 10% down as well with no PMI, but they have slightly higher rates.

I'm out West at the moment, but will probably be returning to Tokyo before too much longer.At the risk of being contrarian, after picking up a couple of investment properties in Japan (one Tokyo, one outskirts), I shifted to a strategy of only investing in the US. 

I've had to use Craigslist a couple times in a pinch because I didn't know anyone local and needed pictures asap. 

In the pitch I include just a couple of my projects from the last year as a reference to my experience. 

Here in TN we issue POQ within a couple of days of rent being overdue, usually giving them 14 days to correct before official eviction proceedings start.

I prefer public comments here before you send a direct message, though. 

I lived for free for a couple years, while collecting rent checks. 

I usually try to get 10k but sometimes its not possible and I would prefer to make something and give the investor a good deal rather than make nothing trying to move a bad deal.

But there are a couple things to consider.

If there's enough duplexes that it's likely you find one you like in a reasonable amount of time (less than a year), then start looking at them in your preferred area.