However there is one bank in Croatia that helps foreigners with loans.

The market is ALWAYS changing but I know at this time, seasoned investors are getting 80% LTV on DSCR in the 6% range and 90% of PP/100% of renovation if total loan does not exceed 75% of ARV for FixNFlip loans. =)  

The only thing it’s difficult for is if you have multiple loans on the property.

I have two properties (exact same property just across the street from each other) one is a seller finance that is coming to the end of its contract for balloon payment and the other is a fix and hold Interest only loan that is also coming to the end of its contract for balloon payment.

If you have any questions or need help on a loan, DM or email me, I'm licensed in Georgia.

In some cases, cities may allow you to apply for a variance, particularly if you can demonstrate the property has been used in that capacity for an extended period.Additionally, as suggested, it might be worth consulting with a real estate attorney.

Yeah, I just did a loan for an investor in the North Tahoe area and the insurance was wild, a lot of that is only going to qualify for Cal FAIR unfortunately due to wildfire risk. 

Or are you planning to purchase the property in the US, outright with a loan from your stocks in Canada? 

Or should I invest regardless of student loans if my hope is to use FHA loan for smaller downpayment and then eventually rent the house out in a few years once I move?

To maximize your investment, use financing options like FHA or conventional loans, analyze deals based on cash flow and cap rates, and network with local investors through REI meetups and BiggerPockets.Good luck!