On the other hand, being an expat, you can more easily diversify across political/currency risk. 

Furthermore, as time progresses, the inflation is devaluing the currency so you are paying the loan off with cheaper money. 

And I wouldn't invest only because of the depreciated currencies.

Is the currency stable?

So for ex a duplex with an ARV 200k that you purchase for 130k, put $32,500 down, then rehab for 20k, then refinance at 75% LTV with a local credit union.

Some of the guesses are really educated and said with such certainty that you'd think they were prophecy, but in the final analysis we're all looking at the cluster cuss that is our economy, real estate market, and political hoodwinking system and wondering how these factors will play out:The ongoing COVID-19 "war"The changing political scene and their views on housing, job creators, wealth, and a bunch of other ideas that intersect with property ownership and investing.The affect of limitless moneyprinting on our currency and economyThe future of interest ratesThe inflated price of materials for building new homesEtcSo, there is no telling. 

Bottom line is that multiple cryptocurrency exchanges pay better interest on the world's most wanted (and hardest) currency, which also has the best annual appreciation record of any asset ever known.

for ex, if taxes are paid through the end of the yr and closing is on may 15 do we prorate from jan - may or from may-dec?

I was already invested in the land when I was 18.The problem is when you'rr 29 or 39, price will be much higher than now due to currency/valuation/etc.

Again, he's going to confidently be able to answer you and by doing so, you'll also get an idea as to the most valuable currency here to employ in getting him to leave - is it money, time, comfort, extra help packing, helping him find the next place, finding his dog a yard, whatever.Do not talk about yourself.