I am new to real estate investing and am specializing in wholesaling. 

If you are thinking Texas, the problem is so is everyone else, so your competition is much higher and unless your property is special, you can only compete on price.I hope this helps.

If so I would 1031 over to a different REI class or get out and put into a 5% bond.  

Some finance companies specialize in offering mortgages to foreigners.

The only thing is the HOA fees go up and they can do special assessments and you have no control over it.

  - If you are looking for help/input like I said we specialize in market and site selection, so if you haven't don't that yet, we've got some data backed approaches that might be interesting to you.   

In practice how Mello Roos works is you create a political subdivision and apply to the county they approve the area for the Bond issue.. you need Bond council and a investment bank to create and sell the bonds. once the Bond issue is approved this allows the developer to get a Bridge loan to build said improvements ( that are usually 5 to 50 million or so) Once improvements are in  and taken over by the county the Bond money is released and is used to pay off the Bridge lender..

Hi Rob, I recommend going with an agent who specializes in investment properties.

If you do not like bookkeeping/accounting/technology, hire a bookkeeper specializing in real estate investors.

Quote from @Thomas McPherson: That’s a good point about the bond market and mortgage rates.