I am setting up direct mail campaigns and one of the lists I am trying to compile is probate...I have personally visited every county's courthouse, clerk recorders office, treasury department and tax assessors office for areas that the team of investors I'm working for invest in.

The first set of Treasury regs came out late last year, and left lots of questions unanswered.

A project on the federal tax classification of a series was included in the Treasury’s 2008-2009 Priority Guidance Plan, and reappears in the 2009-2010 Priority Guidance Plan.

It is certainly not real estate, it is not sp 500, it is not treasury notes, bonds etc.

If the US treasury had to pay 20% interest in $18 trillion, the interest payment of $3.6 trillion would exceed all tax revenues.

Ask yourself what the implications of this could be....Look at the spreads on high yield debt over treasuries or P/E ratios on low volatility, high dividend paying stocks - bottom line there is a massive bid for assets in the US that can generate yield in a global negative interest rate environment. 

There are still ways to address this, but the foreign investor must ensure that they are working with closing agents/escrow agents that are willing to withhold but not remit the withholding to the Treasury Department until the Certificate of Exemption has been received, a Qualified Intermediary that understands how to work with/through this process, and a tax advisor that has extensive experience in obtaining this Certificate of Exemption.

Risk free treasury bond rates can affect cap rates.

It's just not sustainable.If your goal is strictly cash flow, which is completely amiss the underlying purposes of investing then go buy a treasury bill.

@Jon Abadia I have a 14 unit under contract and have 3 approvals from commercial lenders #1 - 4.25%, 20 yr, 20% down#2 - 4.35%, 20 yr, 25% down, 5 yr readjust - 5 yr treasury plus 3.5%#3 - 4.5%, 20 yr, 25% down, 5 yr readjust - 5 yr treasury plus 3.25%