for a little background on myself, I own 3 income properties in an llc as well as my current house, they're all paid for except a heloc for 50k on one of them.  

Hi John, if the seller's title company is the most reputable in the area and you have an open line of communication with them, when the listing agent, seller's lawyer, and title company have told me there are no liens it's clear, and I can give the title company the liens exceptions list from auction.com "Most liens are removed after a foreclosure property sale, but certain liens may remain.Here are some examples:Any lien recorded on title prior in time to the foreclosing mortgage.First Mortgage (if the foreclosing mortgage is a second or third mortgage)HOA or COA assessment liens (in certain states)Mechanic’s Liens (in some states)Government liens such as state and federal tax liens, city or county liens, US Government liens.IRS liens (IRS may buy the property within 120 days after sale at the price paid at foreclosure sale)Code Enforcement Liens, Environmental Liens, and Utility LiensChild Support Liens"to make sure the title insurance would have coverage for these exceptions, the list from auctions.com, would it still very worrisome to use their title company?

No credit history except collections, terrible report.

Almost a true paint and carpet, with the exception of HVAC and a new back door.

Many purchase agreements allow you to terminate if you object to one of the “exceptions” to title listed on the title report/title commitment and the seller fails to fix the problem (which they usually can’t).

OOS investors except some we have meet at meetups in the Bay Area were I was a guest speaker and we liked.. the others we refer to agents in her office. 

Except it seems the one who refuses it, also doesn't pay the bill.

With the exception of some credit unions, you should not have that much problem establishing a bank account for a foreign LLC at most major or reasonably sizable institutions. 

Or if the economy in Arkansas is bad, you might still be making money in Washington.To repeat, property is an exceptional way to diversify globally, even if you don’t have much knowledge of overseas investments, as you won’t have to pilot the stock market.Attempt to invest in markets that are reflected as relatively safe areas.

No load music past 8 pmRight of first refusal on personally owned homes.No speeding Limited cars Must park in designated parking spotsNo blocking drivewaysPersonal grass must be cutGarbage and recycling cans in designated areas Basically all the same as a sfr, except for the right of first refusal.