However, this has been true for most major markets through COVID.

In my view, not allowing for some upside or equity in any financial transaction is amateur and recipe for disaster, one should allways have at list 2 exit strategies while offloading under preforming asset should be one of them.Saying that i purchased a Credit Agricole bond in 2009 for 100k. 3 years after it was worth 45k (its European french bank bond)  I sold it 2 weeks ago and got about 94k back which im using as deposit to buy in the USA. 

Most major cities are going to have a more cyclical market while more rural cities and small towns (resort towns excluded), tend to be more linear.

From what I've seen, the non-american and non-European imported workforce lives very 3rd world and is happy with that, vs renting apartments.Perhaps things have changed since I last looked, but if these are your intended renters make sure Apartments are popular with them.Good Luck!

Thanks so much for your ideas and suggestions.PS: I am particular interested in the European market.

As for wholesaling, I do not know how it works in Ghana, but I would definitely seek advice from a real estate attorney as laws in many African countries can be more complicated (fewer legal assurances) than in American or European countries.

What borrowers say……..And What they really mean I’m not going to pay any upfront fees………….I won’t pay for an appraisal, title report, survey, accountant to prepare financials or anything else required to have even an outside chance of getting a loanI’m going to give you a shot at this loan………..because no other lender is even remotely interested in financing this propertyMy previous lender totally screwed me………..by expecting me to make the monthly payments and comply with the other contractural obligations I promised to doI keep an attorney on retainer…………..he’s the public defender that was assigned to me for my DWI I anticipate the property will be at full occupancy early next year……………the property vacancy rate is currently 70%The principal tenant has indicated he wants to renew when his lease is up next year…………he’s already given his move out noticeThe location is like a major European city…………Berlin 1945I only do non recourse loans………….I plan to cash out and disappearThe financials on the property show a tax loss………..the property hasn’t had positive cash flow since the last year of the Bush PresidencyMy credit score is okay………..480

Providing you have less than four (4) mortgages or less, you will need 20% of the purchase price to put down (Most major commercial banks (BOA, Chase Etc..) will do mortgages 1-4 at 20% down, 25%+ for mortgages 5-10(not typically done by major commercial banks but can be found with investor friendly banks, check your local hard money lenders to see who they deal with since most HM lenders will not lend to you unless you get pre-approved to move the debt to a conventional loan after a pre-determined amount of time)).

Polish/Ukrainian/East European enclave entirely surrounded by Detroit.)  

No worries @Ben Morand we used to be on a platform called esri/ arc GIS...I learned that most major metro cities have a very similar crime profile...including my own, which seemed way high...very different from what I have experienced personally in the city.