Being a first time home buyer as well as having the home be owner occupant I was able to only put 5% down through money I had saved throughout high school. 

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

In all honestly in your situation, I wouldn't put any money into real estate until securing stable employment.

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. 

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.

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

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?

@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.

Your only exit is to use all your excess money to pay off the heloc or hold the rental and hope it will increase in value enough to sell and pay off your heloc.

For extra formality, put it on a nice document with your letterhead.Re: Non-Binding Letter of Intent to Purchase Real Property Located at [Property Address]Dear [Recipient's Name]:This non-binding Letter of Intent ("LOI") is submitted by [Your Name] (the "Buyer") to [Recipient's Name] (the "Seller") with the intention of setting forth certain preliminary terms and conditions for the proposed acquisition of the real property located at [Property Address], inclusive of all improvements, appurtenances, and fixtures thereon (the "Property").Purchase PriceThe Buyer hereby proposes to purchase the Property for a total consideration of $[Amount] (the "Purchase Price"), which shall be subject to adjustment based on the results of the due diligence investigations and final negotiations.Earnest Money DepositContingent upon the execution of a definitive Purchase and Sale Agreement (the "PSA"), the Buyer shall deposit earnest money in the amount of $[Amount] (the "Earnest Money") into an escrow account designated by the mutual agreement of the parties.