@Rob Arthur, I've been investing and living in Utah my entire life.

can you start with a house hack or a live in flip?

Our current home was an investment property that we live in as our primary home.

I would plan to live in the house, rent out what appears to be an ADU unit in the backyard.He says he "needs" cash within 2 weeks.   

Where I live it's two 4plex buildings 8 apartments.

IN TEXAS, lis pendens requires a live lawsuit before filing in the real property records. 

I live in Madrid, Spain. 

In your situation, if you are an accredited investor, you could invest while living overseas easily. 

If there's a hole, it may be a red flag.b) sensitivity analysis: I examine all the assumptions, and make sure I can live with the worst case scenarios.c) "Stall and see": if they are getting money over multiple years, and there is no penalty for investing later, I would usually wait so I get some real performance data, versus having to look at theoretical pro forma information.d) Recession stress test: I will not invest in anything, until I subject it to recession level stress and see if I can live with the result.

If you are this close to the border or cost you need to purchase through a corporation or through a bank trust (Fideicomiso - Think of this trust to be similar to an inheritance trust or a living family trust in the US.)At all times you are the legal owner of the property, the best way to see it is as a permit or license that allows you to purchase, use, enjoy, rent, renovate, inherit, etc. a property in this zone.