;t=2468sThe cost of the coaching is backed by a guarantee in each contract.

Open ended contracts, particularly verbal ones, usually end badly.

So shift your expectations to most of the cash out and you'll be good and you'll actually start buying deals, versus people who wait for the perfect deal, spin their wheels for 6 months terminating contracts/analyzing hundreds of places, and then eventually burn out and give up. 

-Interest Rate: I think they have dropped a bit in the 4.5 - 6.5% but as a foreigner buyer I wouldn't be surprised if a 1 - 1.5% is added to that number on your contract.- Which bank to go to? 

I've owned and continue to own both, and there is no way someone can tell me with a straight face they spend less time getting a lender, giving them 80 documents, clarifying documents, talking to a seller, signing contracts, hiring a property manager (or managing yourself), bookkeeping, managing repairs, insurance and hoa setup, sending the lender more documents vs. vetting a sponsor and wiring money.I'm have very good luck with my rentals and I spend very little of my life on them, but that very little is STILL 5-10X what I spend on passive investments.One missed payment or eviction is added stress; you don't even hear about this as a passive investor.

(Creating a contract to protect the both of us if things go south) Nippon Real Estate does a lot of podcasts and provides value for foreigners wanting to invest in Japan.Properties newer than 2000 are structurally sound to last a level 6 earthquake.

Even large and small businesses with intangible residual services like TV, internet, security, pest control or the local contractor with remodels in process could fall behind on payments revenue contract. 

Quote from @Adam Macias: Wholesaling as it is today will be a thing of the past.It’ll truly be strange to even hear people and gurus trying to make big money off it.The more people try wholesaling but then end up not having an end buyer or cancelling contracts or trying weird things like novations, the more all of real estate will be regulated and cause requirements like licensing to be able to transact more than just your personal resident purchase.Which I don't know why hasn't happened sooner.Here's all the states (in red or yellow) requiring a license to wholesale or at least have started the process:Credit: REITipsterI think licensing and regulation is a beautiful thing that should happen if you plan to be an wholesaler and do more than one deal... which is going to be the case for anyone taking this business seriously.Or even it being regulated to need a real estate agent to do more than one deal outside of buying a personal residence.I've had plenty of failed attempts with agents in pursuit of wholesale deals and I know exactly why, it's not because the agent couldn't find me deals, it's just not practical to think there's opportunity for the numbers a wholesaler needs to make a profit on top of everyone else needing to these days.Because the only sellers who truly can sell at a deep enough discount are usually those who ran out of time and just didn't do something sooner with their situation.I know many coaches and gurus will disagree with me but there’s no regulations on youtube gurus and what they teach either.If we look at the current state of the market in hot cities, the availability of online resources to the average homeowner, how many deals can you possibly believe are available at 70% of ARV?

It requires a solid FICO, that you get pre-approved with all current financials held in file beforehand, with the complete contract package submitted upon execution which starts the clock; insurance must be arranged within three days for lender underwriting. 

I just recently went under contract on my first property.