To be frank, he's about 7 years late to be able to find deals like that - look further out, call on non listed properties, out of state owners, ...it's work - if this is his first deal I feel confident he'll run you around and over analyze, especially if he's going "all in" with his available funds.

It might be cleaner next time just to wholesale it to her. 

We can't get another mortgage to move out of the commercial building right now, and year lease rentals are basically non-existent in our area (at least ones that are the size we need).

Once you know that goal then it is easy to find the right deal based on what the numbers are telling you.Going to your original question, I would say you need a good realtor that is investor mindedA good CPA that can work with non-resident owners for IRS tax implicationsI am assuming if you are not a US citizen then you will not be able to get a loan and will have to pay cash so no need for a mortgage lenderI would say lastly a good property manager that is aligned with your goals and understands your strategy.

@Isaac El You'd have to pay significantly less than $400k and cut your rehab to make it work as a BRRRR.Many properties are good flips and bad BRRRRs, because the rental income is a non-issue when flipping.

But this is not tap water with plenty of disinfectant in it sitting on porous alkaline concrete and covered with non-reactive vinyl, it's cooled condensate, essentially distilled water.

@Ahmed SublabanOn Metrolist, click the "Tax" link in the top menu bar, and then type in the address, and then the owner's tax billing address should be indicated on the property profile, which gives you their out of state mailing address.If any non-agents in the Stockton or Sacramento don't have access to MLS and need help, just let me know.

Acquisition Cost 45k might be able to get it for 40k owner is desperate the city has started fining her so non compliance.

For people with a lot of experience or a good team already in place, OOS investing is mundane and provides as @Cody L. likes to say (paraphrase) Live where he wants and invest where the return is good.If you go the non-local route, research the team and the area. 

You mentioned Single Member LLC is that a better option or should I create it with my wife.Both my wife and I live and work in Kuwait and are Non-US citizens.