And you would get to indefinitely defer all tax on the gain from the sale.

I did work for a commercial real estate investor prior to jumping into syndication, so that gave me a strong knowledge base to start with.

@Cory Prior There are ways of doing low-money down strategies.  

How do you pay for the tax and insurance?

We were initially looking out of state for a potential move and or investment property just because the property taxes without being able to homestead, plus high cost of insurance, and harsh weather on homes made me feel like it might not be worth it.

example:Purchase Price: $70kRehab: $30kARV: $200kRent: $1,500I can pull out up to $150k but with taxes and insurance I’d be in the red.

I'm currently building my team with Tax Advisor/CPA, RE Attorney, REI friendly agent and designer first on the list in that order.

It has cost many people including myself a lot of unnecessary money and still is because you deal with the tax portion of opening unnecessary LLCs recommended by supposed professionals. 

I have one long term partnership that we share capital but I still do all the work ( rain maker) he is a cpa so he does do the books and tax return though :)  WE built one subdivision together were he put in 500k and I made him 1.2 mil in 18 months net profit so that was not bad.

Without an ITIN/SSN, I'd be worried about running into KYC/AML violations, fed tax liens, the borrower being deported, lien enforcement, etc.