For newer investors, they seem to be very high income earners (tech workers, physicians) or have lots of capital but it's tougher to buy here without a lot of money. 

@Michael Plaks yes, it was July end and not June (thanks for correcting that) but I guess you are in high demand to stop accepting by June anyways.I did pay a bigger amount when I extended the filing date, so I don’t think I owe money to the IRS.

We’re interested in cash flow and recycling our money.

You can finance with either conventional or hard money.

Hello BP,I have been a very active private money lender since 2014. 

From what I have seen most lenders for private money or hard money what loans for 100k or more, or else the ones that do smaller amounts just don’t advertise.

Do you have any suggestions for hard money, private, or even conventional lenders who might be willing to finance a property purchase outside of the country?

While this wasn't a huge money maker, a deal is a deal, especially when you don't have to invest money in renovations.

The value add will include TI's and renting out the 50% of the square feet that is vacant.The hangup is that in a TIC structure we have learned that every person must bring money into the deal to achieve an equitable split.

I agree, at least in most part, and especially when the Gov spends money it doesn’t have (deficit spending).