Recognizing non performing is more risky to begin with.  

They agreed and I was back in business.This deal is through my self-directed IRA, so a non-recourse loan was required.

Did you invest in Dan Diego or non-local?  

Can a non USA citizen own property in USA looking at Seattle, Can I benefit from any credit facilities there to invest in property or as a non citizen I will have to invest 100% of my private capital, Is there a specific state that  that is friendly to non Citizens to purchase properties and lastly what is the legal procedure to follow when it comes to owning a property in USA.   

When we reviewed her returns, we discovered that no Alabama non-resident state returns were filed even though she owned Alabama rentals.

You might want to run it by a CPA who specializes in STRs, someone familiar with §1.469 rules on non-passive STRs. 

-FHA (primary/entry-level) home loans to non-permanent immigrant residents have cratered.

There are non-conventional programs that will allow on an exception basis but not ever one can qualify or will even know about those programs.  

There is no utilities but she wants a $5000 non refundable earnest money and a 3 day option.

The main drawback is limited track record—the sponsors started in 2019 and have less than 10 years of direct real estate experience, with backgrounds in non-RE fields prior.Based on this, my current criteria for sponsors I’d consider investing with are:Focus on 1–2 regionsFocus on one asset classHave 10+ years of direct real estate investing experiencePrimarily dedicated to running investments (vs. running podcasts/courses/events)Appropriate amount of capital raised / projects going on in a given year.My question to the community:Are these the right criteria to evaluate sponsors, or am I missing key factors?