I do not know of any lender who will loan on real estate on foreign soil.A friend or partner is your best avenue.

Unlike in North America, many foreign countries have none or very limited mortgage markets and their property prices haven't been inflated by 10 years of 0 or close to 0% interest rate policies from their central banks.For reasons that I have explained at length in another recent post, I would never invest in Belize!

downside of investing overseas is mainly currency appreciation.

Being a foreigner living in the US is fine, and being an American living abroad is fine too.

Some very real risks to consider :1) Currency risk.

Can you lend to Foreign Nationals in all states?

@Marcus Morreale there are loans that we refer to as "Foreign National" loans that will allow a foreign person to purchase an investment property in the US. 

Rates will be a bit higher, a bit more on the points but should be doable because you are not US residents.As non-resident foreign nationals, it is always a challenge as the banks want to have recourse to more then just the property if things don't go as planed but aren't prepared to chase someone across 'a' border.As @Omar Khan suggests, assuming the purchasing group / you have the balance sheet, experience, etc to do this deal, it may be worth finding an 'American' front person who is willing to put in  / gets some equity.

When you say international are you referring to foreign nationals?

I'm fully aware this is a super difficult question to answer as there are a lot of factors to consider here: What type of real estate (e.g. luxury, foreign)?