How about a sales contract with contingencies but with a limit where the buyer can only terminate the contract if their find material defects exceeding a certain dollar amount.

Being in the Army limits my ability to travel and explore markets firsthand.

Most look at a Certificate of Insurance and confirm coverage limits but best practices are to (1) become added as additional insured under contractors policy and (2) understand coverage exclusions which are not going to be detailed on an insurance certificate.

Many lenders will limit to 65LTV for Foreign Investors, but there are some exceptions who will go to 70LTV or even 75LTV. 

Just ensure to complete necessary due diligence - this can include, but is not limited to, title search, property inspection, appraisal and/or survey. 

Are you limiting your SFH to Duplex conversions to properties that do not require an architect? 

With your income, you may qualify for an FHA loan with a smaller down payment, but buying now could limit your borrowing power and increase monthly payments.

If you buy in a city with limited appreciation, every investment dollar must come from your savings.

They have to agree to a limited agency agreement and then you act as agent on both sides.

(check page 7 of this IRS Pub)Something that's non-passive and you materially participate means you can deduct those losses up to the excess business loss limit.