If you have good credit and capital, there are several options available to you for funding:Traditional bank loans: You can apply for a loan from a traditional bank or credit union.

I have $100,000 in two separate retirement accounts, a 403b & tradition Roth IRA account. 

However, she's not interested in being an agent in the traditional sense.  

Seems like that's the best way to invest that while avoid UBIT.My IRA money is in a traditional IRA right now. 

But curious of the reprocussions  Well, for one, it'll jam you up when you apply for the next mortgage, unless your day-job income is sufficient to support the multitude of traditional mortgages you otherwise might like to use for future real estate acquisitions.The [rent * 75%] mortgage arithmetic only applies if there's no good reason that the rental income should yet appear on your tax returns, such as if you're just now buying the property or purchased it more recently than the most recent fax filing year.

You will need to come up with 20% down for most traditional commercial apartment deals, and sometimes 25% if you aren't talking to the right banker. 

Next, there is a common misconception that the SBA will finance projects or businesses that are very risky and considered not fundable by traditional lenders because the government can afford to lose money.

Huntsville has traditionally been a cash flow market, though the recent growth may bring more appreciation potential.   

I own 11 properties but they are all local and traditional rentals.

I am aware of the 25% tax Canada imposes on foreigners (it is on non resident Canadians as well).I was hoping to do buy & hold in the USA, but I was not aware of the 30% tax - that is not very nice :(Ideally I would love to finance and use some leverage, maybe 50% LTV or something... whatever it would take to get 'traditional' financing from a US bank or some type of US lender.If I setup a us company, is that considered somehow 'foreign' if the owner was not American like a foreign person or foreign company?