@Michael TungHi Michael,Yes in theory a foreigner can do a 1031 exchange for US purposes, but the issue arises in the country of residence.If you are a tax resident of Canada for example while you can perform a 1031 exchange In the US it does not make sense as you would still need to report the gain on your Canadian tax return.

The case law (including both “Section 162 case law” and especially “non-Section 162 case law” pretty much said the following:1) Work performed by others for you counts towards determining whether or not you have a business.

Our conclusion is also not surprising; if you want a high yielding performing note then negotiate a deal with the delinquent borrower before you purchase the note (if you can’t then don’t purchase the note!)

For example, I do know that framing isn't a long project so I knew that he wasn't performing there but he would give me reasons for certain things not being done and explaining why it would take longer and I wasn't sure if they were valid or not. 

Cap rate is a fairly useless measurement in deciding how much to pay for a property or how well it will perform.  

So far the strategy I have in mind is to focus on properties within the 100k range, perform rehab and fixes as needed and rent & hold for a while. 

Caution:Contracting for repair, maintenance, remodeling, or improvement by any person licensed under part I of chapter 475 (real estate agent) while acting as the owner’s agent pursuant to that license, where all work requiring a contractor is performed by a contractor who has a current, valid certificate or registration issued under this part to perform such work, and where the aggregate contract for labor, materials, and all other items is less than $5,000; however, this exemption does not apply: (a) If the maintenance, repair, remodeling, or improvement is a part of a larger or major operation, whether undertaken by the same or a different contractor, or in which a division of the operation is made in contracts of amounts less than $5,000 for the purpose of evading this part or otherwise.For the sake of your cousin's license, either make her a part owner (sharing the gross profit as her compensation) or get a GC on the job asap.Just a helpful hint to keep a fellow real estate agent out of jail. 

@Ned Carey raises an important perspective weighing the benefits of what someone brings to the deal skill wise - but the actual duties performed by these "partners" are another consideration.

I have been reaching out to various lenders, but the response has been consistently, "I don't work with those products, sorry." 

This topic is worthy of a book, but I'll limit my best advice to three points:Get Yourself a great Chief-of-Staff Before You Consider Adding More Staff - Yes, you can probably hire VA's to perform nearly every task you now do, but resist the initial urge to bring on a gaggle of specialists.