I'll have to look into alternatives.

I’ll definitely take all of the advice given!

I'll admit, I know nothing about RE in Japan!

I'll contact you tomorrow so we can chat.Cheers

I'm very much in the growth cycle of mine, but eventually I'll be content where I am (I have no desire to be the next Cardone).

But I guess I'll just follow @Chris Seveney's advice and ignore these people. 

Although it's a higher interest rate (estimated) and higher payment, I'll have no cash in the deal at that point.

@Steve Dunford I'll try to address your Question #3: What to say to seller's when they call you off your mailer. 

So do your due diligence and make sure that the strategy you know works in California will work in other states as well.If you don't know the area, here's what you'll need:A local real estate agentA loan officer licensed to originate loans in that stateA local property manager (they should have repairmen, contractors, etc. contacts for you)It works best when you have local "boots on the ground" so to speak, meaning friends or family members who can keep an eye on the property for you... which your property manager can do for you, but for a fee.I would recommend reading BiggerPocket's book on long distance real estate investing for a ton of other tips as well: https://www.biggerpockets.com/store/long-distance-real-estate-investing-ultimateIf you have any questions about the Phoenix Metro Area market when you're considering which area to invest in, feel free to reach out and I'll try to get your questions answered or point you in the right direction!

@Anthony DooleyThat's where I am on it, I'll walk away but keep in touch with them to see if they change their minds.