The combination of Germany's stable economy, well-regulated property market, relatively low interest rates, and the opportunity for long-term capital appreciation make it a compelling choice for U.S.

Meet-ups via local groups or via zoom calls or private REI clubs/groups.Asking a seasoned agent in each city/county as well as a Banker/Loan officer will also help put a plan together.

I guess the well has run dry.

I'm looking at buying turnkey (through a well known provider on BP), and would like an independent property inspector.

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It's the boring places that probably won't appreciate above the rate of inflation that will provide real month to month income. 

You will probably want to engage an engineer to provide an engineered plan for the lots and attorney who frequently presents variance cases.

@Anade Davis Agency: either FNMA, FHLMC, FHA, or VA.Look for land contracts, where seller provides financing.

Since this is a post about our loan shop, I'll highlight that we are a small loan shop (30 employees), family-owned just trying to get more clients by placing their loans well and treating customers well.

As for submitting an LOI without proof of funds, sellers may still consider it if you present a well-researched offer, highlight your experienced team, and provide a clear financing plan.