Let's say you want to net out to an 8% cash on cash return day one, grow it to 11%/yr once value-add play done, and maybe jump to 20% average annual return on exit.  

I appreciate you not sugar coating your replies, It wouldn't have ever occurred to me to start my own group. 

You.sent.MORE mailers... because that is what ever guru tells you right?

If you ever need help on strategizing your business model or consultation on how to secure financing on these types of deals I would be more than happy to assist when the time it right for you. 

I was wondering if you ever finished the elevator project and how you made out on final cost. 

Have you ever identified more than three replacement properties in a 1031 tax exchange?

Probably not the most special deal ever.

The location is growing and its the safest city in that entire county. home-ownership rate is very high like 85% most of the homes were built in the last 24-36 months.

I am originally from NJ and Sandy did more damage there than I have ever seen in FL. 

Hard money lending is based on taking a mortgage on an asset and no lender is ever going to take a mortgage on a property overseas as he/she doesn’t have the infrastructure to take the property back if push comes to shove.