If they can JV with a land owner who is not crazy and potentially litigious then that can be ideal, especially if they will be the ones to be the guarantor on the construction loan.

Your Realtor isn’t responsible for your loan, nor any part of the closing costs (except their commission.)

In addition to that, I am also concerned as to how big of a loan I can get, as travelers taxable income is significantly less than what they are actually making with stipends.

We split in May of 2019, I was still living there so to finalize the separation I refinanced her off the loan by paying her equity in July 2019.. 

Construction loans are available in Mexico but its a complicated and very expensive process.As a developer, I find and buy the land, plan and obtain all the permits, recruit a general contractor, market and sell the condos to investors who either use them for part time living or list them on AirBanB. 

Conventional loan How did you add value to the deal?

Which means I will still need to finance about $400k for each property at about 9% rate (the rate is high because we'll using a commercial loan as we'll be purchasing the properties under an LLC).

Anyone know of any bank statement/ non qm loan programs available for purchasing a property in the Virgin Islands ??

Partnerships with people you don't fully know can get messy pretty quickly so in your scenario I would go to a local bank and get a construction loan.

Is it students, nurses, any paying tenant etc?