I am neither a US citizen nor resident.Ideally for estate planning purposes the structure would live beyond my lifetime, therefore navigating cleaning around the US estate tax which starts at $60k for non resident aliens with US based assets.Any one out there have any suggestions?

Equity line of credit on property can borrow higher percent of value than if you were borrowing against a stock fund.  

Single-family home sales increased for the eighth consecutive month, surging 27.7 percent year-over-year with 6,088 units sold;The Days on Market (DOM) figure for single-family homes dropped from 69 to 48;Total property sales shot up 27.5 percent with 7,519 units sold;Total dollar volume jumped 42.8 percent to $2.3 billion;The single-family average price reached a January high, rising 12.5 percent to $326,063; The single-family median price climbed 12.1 percent to $263,500 – also a January high; Single-family homes months of inventory registered a record low 1.8-months supply, down from 3.3 months before the pandemic and below the national inventory of 1.9 months;Townhome/condominium sales rose 12.5 percent with the average price up 12.4 percent to $211,188 and the median price up 17.0 percent to $175,500;Single-family home rentals fell 18.4 percent with the average rent up 6.0 percent to $1,889; Townhome/condominium leases dropped 6.3 percent with the average rent up 0.9 percent to $1,607.

The numbers worked on the property and I liked what I saw on the data population-wise and percent of renters being ~50% - that’s what helped me choose the market.

The zoning of the land will tell you how much percent of the land can be improved, along with the setbacks and variances mentioned above. 

A declining 1 percent of cap rate from 9 to 8 percent takes much less time (eg: 3 years) compare to a market that has a cap rate declining from 7 to 6 years (takes 5 years).It's the "slope" of the chart pattern that really matters, even more than the data itself.For Out of state, there's an intriguing price chart in Indianapolis for the last 5 years, I don't know why that city is doing so good, but something is definitely right.

Besides the first item, all the other ways will get your close to the 1% percent rule.

So that's better than a quarter percent in the bank but not by much. 

There are relationship components that can last a lifetime in this business.

We typically do 5 or 10 percent at contract execution and 30 to 35 percent at permit issuance.