I had one deal fall through because even though the investor owned the construction company, he wasn't a licensed GC himself AND this was his first ground up construction.

They also allow improvements (with documented evidence) to the property to be backed off the sales price for basis.If you do not need the money and don't mind the cash flow, consider owner finance and carry it out for years.  

Direct Communication: Communicating directly with subcontractors can lead to clearer instructions and better outcomes, reducing the risk of misunderstandings or miscommunications that can occur when messages are passed through a GC.6.

Plus an LLC is a pass through entity.

I'd suffer through 3 years of construction if I could get a good deal but it does concern me that this house is sitting so long.

The easiest way to obtain a list of foreclosures is through a title company.

It was almost a two month process the last time I went through it (and now three months after the tenant moved in I still haven't received my first subsidized payment). 

I understand brokers are heavily relationship-based so that is probably why I am struggling to find deals that cash flow.

STR's are the most management intensive way to produce cash flow on a property and Tokyo is 9 hours ahead. 

Talk with local banks, regional banks, credit unions, mortgage brokers, etc... keep having conversations with lenders until someone is willing/able and excited to help you through this exciting journey!