Investors are limited in repercussion options, as there are few attorneys willing to specialize in the nuances of international contracts.

These types of tenants often do this because they don't want to save in advance, so they take the rent owed to you and use it to put down on their next home.Recommend you do a better job of communicating to the tenants that you will pursue every legal collection option if they don't pay last month's rent.Also, why are tenants NOT staying with you?

You need to identify your starting point to determine your options.  

Let me know if you need some good options here; we work with quality accountants all around the country.   

If they don't - then it's optional.  

Most tax software has an option to specify that rental income is non-passive, and that's how you do it.

However, those two options are too pricey for me.

I might do a deal where I purchased the property and provided the “buyer” worth an option to buy for the period of the loan with monthly rent” payments equal to the interest payments on the would be note.  

The realtor associations seems to have all of the power, because they've been operating so long. 

If this your first, a flip may be a viable option so you can build up some reserves.