We've actually been looking at condoed out 1R/1K mansions within the 23 wards due to the more stable valuations and rentability.Of course, I still have a mountain of other considerations before I decide to make any moves, and am definitely most focused on the US right now, but that chunk of my paycheck sacrificed to the foreign-exchange gods begs me to keep sniffing around;)Coincidentally, I'm hoping to attend an investment seminar directed towards foreigners tomorrow evening in RoppongiMaybe that will present some more ideas. 

The more you bring to the table in any one of these categories, time, money, or expertise the more likely other investors will be to work with you.

Fire Mountain area is really nice and has quite a few multiplexes, but with how hot the market was in the last few months, any turnkey or close to turnkey plexses there were selling within days and getting over asking price.

I really like to over the Mountain area south of B'ham.....good neighborhoods.

I am getting my RE license so I can have unrestricted access to properties and not have to use a realtor to show me properties.If a realtor feeds me a property that I end up buying I have no problem signing a property specific agreement that is required for inclusion in the offer they submit on my behalf.In my short time trying to enter the RE business I have met several realtors who what you to commit to them and then just want to feed you automated listings without ever providing any property/area analysis, comps or anything else.They want me to screen the automated emails for them and they just submit the offer....that is not what I need a realtor for, if a realtor has no time or willingness to earn my business by actually demonstrating what value they can bring to the table by screening properties with actual details/analysis & numbers and forwarding those to me so I can determine if they really do understand my needs or if they just want to be an administrative paper processor submitting the offer and contract paperwork after I do all the research...not interested.  

If he doesn't agree to this, then I bring my agent to the table and his commission drops to 3.5%. 

Big buckets of crab, brown paper table cloth, cool atmosphere. 

I have clients that are getting great owner occupant (high LTV, no PMI) from places like Key Bank and Mountain America.  

Are you looking to bring a deal to the table and syndicate?

Social Security cannot be garnished, so they are not only uncollectable, but you couldn't be taking any money from her and I doubt you would be paid by her willingly (so you're not taking food off their table).