Hi, I was pre-approved for a non-QM loan and am very close to sealing the deal on a duplex. 

@Lynnette E.And you are very right, if we could get by with just clean we totally would and are cutting any non-essential projects.

I love Medford and Malden but they do have a touch more of non city feel although by bike you can get into the city super fast. 

The Tacoma property managers that I talk with still seem to indicate that they are able to enforce leases and, if necessary, have a tenant evicted in roughly 45 days for non-pay which is surprisingly on par with several of the midwestern states you’d expect to be “landlord friendly.”

Or if you know how we can get a mortgage in us as a non-resident!

To be frank, he's about 7 years late to be able to find deals like that - look further out, call on non listed properties, out of state owners, ...it's work - if this is his first deal I feel confident he'll run you around and over analyze, especially if he's going "all in" with his available funds.

We can't get another mortgage to move out of the commercial building right now, and year lease rentals are basically non-existent in our area (at least ones that are the size we need).

Once you know that goal then it is easy to find the right deal based on what the numbers are telling you.Going to your original question, I would say you need a good realtor that is investor mindedA good CPA that can work with non-resident owners for IRS tax implicationsI am assuming if you are not a US citizen then you will not be able to get a loan and will have to pay cash so no need for a mortgage lenderI would say lastly a good property manager that is aligned with your goals and understands your strategy.

@Isaac El You'd have to pay significantly less than $400k and cut your rehab to make it work as a BRRRR.Many properties are good flips and bad BRRRRs, because the rental income is a non-issue when flipping.

But this is not tap water with plenty of disinfectant in it sitting on porous alkaline concrete and covered with non-reactive vinyl, it's cooled condensate, essentially distilled water.