They are strong in Houston and are building the team here.

On the contrary I spoke with an experienced General Contractor who said permitting shouldn't be that difficult, however I don't have any direct experience with permitting yet!

One downside I experienced there was that the contractors guys kept failing inspection and even closed up the walls not knowing the electric failed.

To all experienced agents what’s the best program for cold calling ?

@Gui Qiu,  You will definitely need an experienced professional to set this up.1) Property owned via foreign Corp : 2) Property owned via foreign Corp via US corp: Both of this will avoid estate and gift tax. 

@Joel Fine Not all Property Managers charge fee structures like you're experiencing.

@Heather OlsonThis is where self-managed DIY landlords shine and any property manager except a well-paid and highly-competent team can lose you serious money.

I think in the process of being the Older Wiser More Experienced Investors out there, the literal original question has gotten lost in the smog.To wit: What IS real estate?

Underinning also seems to be a specialty, so please let us know if you have any recommendations for contractors experienced with underpinning!

As always, speak to your team of advisors before implementing any strategy (CPA, attorney, life insurance advisor [if applicable]).