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?

.- Property boasts 14 acre lake- 3/4 acre swimming area with platform and waterslide- Pavillion-Water and electric to 65 sites now --much room for additional sites-2 bath houses..one with showers4- bedroom farmhouse1- Country Style Retail storeCurrently operating 5 months/ present owners seeking approval for year round operation..Current owners feel that marketing outside the traditional campground guidelines -- organizations interested can still operate under campground status while implementing ( the buying organization ) its message/lifestyle...** Option 1-- Property could be bought with mineral rights ( property sits atop natural gas reserve...not yet developed...residual income once NYS approves ..Marcellus Shale Country...

Similar prices to Philly but you would be able to go traditional financing or Cash.

but also try smaller, local banks as they tend to be easier to work with.If you can't find a local, traditional lender, then try looking into alternative options.

Reason being, if you don't have enough liquid funds in any of your traditional IRAs to satisfy the RMD, part of the IRA owned property will need to be assigned in your name to satisfy the RMD. 

Use this to push the seller to carry the whole note for a time until you can re-position the property and get traditional financing on it.