With that said, those who have been interested have had a terrible history with evictions and credit score.

@Erik Hatch Who is the author?

I've checked rental history and personal references across borders before, so I know that's possible and somewhat helpful, but wouldn't weigh heavily on such. 

One factor of their success was they were experts in this investment niche:  They knew the buildings, their history, the budgets, the rules (rental caps), the board members, the sales comps, the number of rental units in the building, they bought in areas where there was strong rental demand and a good exit strategy of selling one day.  

Our history with RBC in Canada was what gave us leverage here in the US.Sure, you could broker your own deal, but as a new foreign investor why risk it?

He claims he is THE AUTHORITY in that field.

Immediately after getting an LOI or contract i request the following items....Exhibit BInventory of property tools, supplies and personal propertyExhibit CService contracts including trash, laundry, extermination, lawn service, etc.HVAC and/or boiler reportsExhibit D Property management license (if applicable)Certificate of occupancyExhibit E Certificate of insuranceInsurance claims history for the past 2 yearsExhibit F Commission agreements with the leasing staffCurrent property management contractAny other vendor contractsOther Requested Due Diligence DocumentsLast 2 years of financial operating statementsA year-to-date operating statementLast 6 months of bank statementsUtility deposit registerUtility bills for the last 2 years.Property tax bills for the last 2 yearsIRS Tax returns and addendums for the last 2 years (as relatedto the property only) Articles of IncorporationGood Standing Letter from the Department of RevenueAny licenses in the name of Sathyam EnterprisesRent roll for the property for the last 2 yearsSecurity deposit registerPayroll recordsEach different lease typeWritten property policies such as pets and parkingInformation on all rent concessionsList of any uncompleted maintenance requestsMaintenance and capital improvement history for past 3 yearsLitigation history on the property for the past 5 yearsAny operation manuals for the propertyTitle policySite planArchitectural plansEnvironmental ReportsAny mold inspection reportsAny lead-based paint inspection reportsAny fire system reports or citations

Has anyone worked with City authorities to get zoning approval for this type of project...

You need to call several banks - but be prepared with the collateral you are going to put up, your credit rating, appraisals - P and L, ask someone in charge who has real authority about their products - ask about a credit line and the terms - be prepared to give them every bid of information about yourself -Credit lines are great if you use if for real estate - get one as big as possible - always pay it back on time.

@Willi WuFannie Mae, FHA,  will require 2 years on 1099.But you might be able to find a local bank that will do a portfolio loan with 1 year 1099 if the work history is steady.