It can be a great place to learn and grow your investment knowledge.I have no idea how to invest with a  J1 Visa or what comes along with it so I won't even go there.As far as the best way to start there are many many ways to spend $45k.

A security deposit provides some leverage that the tenant will try to abide by the lease in order to earn it back.Deposits should always be held in a separate account so you can easily account for it and don't accidentally spend it.

If you take out cash from a rental property, it is really easy to just see all that cash and spend it. 

Purchase price: $92,200 Cash invested: $13,500 Sale price: $140,000So on this deal, we were purchasing the house for $92,200 with an estimated repair budget of $8,870 for a total cost of $101,070 meaning the bank would lend $90,963.We borrowed $17,500 from our private investor to cover the 10% required from the bank, closing costs, and money left over to start the rehab until the bank gives that money back through draws.We ended up spending a little over $10,000 on this house, which was fine because there was room.We listed it for $134,900 and got an offer on day 1 for $140,000.

You are able to pull out $75k after spending $80k. 

I would recommend before the appraisal, so you don't spend money on the appraisal unnecessarily. 

These types of organizations tend to bring in those that understand, that you have to spend it to make it.

This is an entrepreneur's game of cart before the horse and horse before the cart at once--place property under contract not knowing if the deal will happen and spending at-risk soft cost dollars. 

You get the money on pay day, so they don't have a chance to spend it on something else.

Plus, they're spending the money to have it done!