International Buyers and Cross-Border Opportunities

How immigration strategy, financing and tax planning can turn global interest in Florida real estate into lasting client relationships

Featuring:
Christina Davidow - Founding Partner Of Willis & Davidow, LLC 239-465-0531 Ask Christina: Is it possible that buying U.S. property, could lead to residency?

Lauren Maxwell - Executive VP, Maxwell Mortgage Team 239-254-2260 Ask Lauren: How can foreign buyers finance real estate without U.S. credit?

Olga Vindell - CAA FIRPTA Manager - The FIRPTA Group, LLC 239-920-5225 Ask Olga: What separates a successful cross-boarder transaction from an expensive mistake?

Question 1: What decisions might an international buyer be making beyond simply purchasing a home?

An international buyer is rarely purchasing only a home. The buyer may also be choosing where a family will spend part of the year, where capital will be held, how rental income will be generated, whether a business can be established, how an estate will pass to the next generation and how money will eventually leave the property when it is sold.

Question 2: Why does a cross-border real estate transaction require more than a successful property search?

Cross-border real estate requires more than a good property search because every purchase can involve immigration, financing, taxation, ownership, estate planning and long-term compliance. A successful transaction requires a coordinated plan.

Question 3: Which three professionals contributed to this discussion, and what did each address?

At a Naples real estate education program,

Christina Davidow, founding partner of Willis & Davidow, LLC;

Lauren Maxwell, executive vice president at CrossCountry Mortgage and leader of the Maxwell Mortgage Team; and

Olga Vindell of The FIRPTA Group approached the international transaction from three connected directions.

Davidow addressed immigration, legal structure and estate planning.

Maxwell explained foreign-national financing and the strategic use of leverage.

Vindell covered tax residency, rental-income reporting, Individual Taxpayer Identification Numbers and the Foreign Investment in Real Property Tax Act, commonly known as FIRPTA.

Question 4: What was the central message delivered by the three presentations?

The real opportunity is not simply to find an international buyer. It is to build the professional system that helps that buyer move confidently from interest to ownership—and from ownership to a successful long-term outcome.

Florida’s International Market Is Rebounding

Question 5: How large is Florida’s international residential real estate market?

According to Florida Realtors, international buyers purchased approximately 16,400 existing homes in Florida during the 12 months ending July 2025, representing about $10.4 billion in residential sales. Canada remained the largest source country, followed by Colombia, Brazil, Argentina and the United Kingdom.

Question 6: How important is the Naples area within Florida’s international real estate market?

The Naples-Immokalee-Marco Island area accounted for 6 percent of Florida’s international purchases, and 52 percent of the international buyers in that market were Canadian.

Question 7: Why should international real estate opportunities not be viewed as limited to Miami?

Southwest Florida professionals are seeing global demand in practice. Naples has become part of an international network built around climate, lifestyle, wealth preservation, seasonal use and investment potential.

Question 8: How can serving one international client produce additional business?

All three speakers described a referral pattern in which one well-served international client introduces relatives, friends and business associates. A buyer who receives coordinated help with financing, title, tax planning, utilities, property management and post-closing responsibilities is far more likely to return. In cross-border work, service does not end at the closing table; it becomes the reason the next client arrives.

Christina Davidow: Separate Property Ownership From Immigration Status

Question 9: Does purchasing real estate in the United States automatically create immigration status?

No. Christina Davidow emphasized the distinction that governs the entire conversation: “A U.S. property purchase alone does not create immigration status.”

Question 10: Can a foreign national purchase U.S. real estate without being a citizen or permanent resident?

A foreign national can generally purchase U.S. real estate without being a U.S. citizen or permanent resident.

Question 11: What immigration benefits are not created by simply owning U.S. property?

Owning a residence, condominium, vacant lot or passive investment property does not by itself create a visa, authorize employment or provide a green card. The property and the immigration strategy must be analyzed separately, then coordinated when a qualifying business is part of the plan.

Question 12: Why can the assumption that a large property investment creates immigration rights be dangerous?

Buyers frequently arrive with an understandable but incorrect assumption that investing enough money in a Florida property will permit them to remain in the United States. Acting on that assumption can cause a buyer to select the wrong property, business or ownership structure.

Question 13: What factors actually determine whether an investment can support an immigration strategy?

The immigration analysis turns on the requirements of a particular visa category, the source and commitment of capital, the nature of the enterprise, the investor’s control, job creation in some cases and the continued viability of the business.

EB-5: An Immigrant Investment Pathway

Question 14: What are the current investment thresholds for the EB-5 program?

Current federal thresholds are $1.05 million for a standard EB-5 investment or $800,000 for an investment in a qualifying targeted employment area or infrastructure project.

Question 15: How many jobs must an EB-5 enterprise generally create?

The enterprise must generally create at least 10 qualifying full-time jobs for U.S. workers.

Question 16: Can an EB-5 investment lead to permanent residence?

Unlike a temporary business visa, EB-5 is an immigrant classification that can lead to permanent residence when all program requirements are satisfied.

Question 17: What types of real-estate-connected enterprises might support an EB-5 analysis?

Developments with genuine economic activity may qualify for consideration. Examples can include hospitality, multifamily construction, mixed-use projects, senior living, industrial operations, restaurants and franchises.

Question 18: Is the real estate itself the immigration benefit under the EB-5 program?

No. The real estate is only one component of a qualifying commercial enterprise. The investor’s capital must remain at risk, the required jobs must be created and the project itself may succeed or fail.

Question 19: What professional assistance should an EB-5 investor obtain before committing funds?

An EB-5 prospect needs specialized immigration counsel and independent investment due diligence before committing funds to a project.

E-2: Active Business Ownership for Treaty Nationals

Question 20: Who can qualify for an E-2 treaty-investor visa?

The E-2 category is available only to nationals of qualifying treaty countries.

Question 21: What must an E-2 investor do to qualify?

The investor must commit a substantial amount of capital to a real, operating and non-marginal enterprise. The investor must also develop and direct that enterprise, generally through at least 50 percent ownership or operational control.

Question 22: Is there a universal minimum investment amount for an E-2 visa?

No. There is no universal dollar minimum written into the E-2 rule. A substantial investment is measured in relation to the cost and needs of the particular business.

Question 23: Why might the required E-2 investment differ between businesses?

A service company may require less capital than a restaurant, construction operation or hospitality business. Regardless of the amount, the funds must be genuinely committed and sufficient to make the enterprise credible.

Question 24: What real-estate-connected businesses might support an E-2 strategy?

Possible models can include property management companies, real estate brokerages, construction and renovation businesses, house-flipping operations, staffed short-term-rental or hospitality companies and development firms with genuine operating activity.

Question 25: What types of real estate activity generally will not satisfy an E-2 business case?

A personal residence, vacant land held for appreciation, one passive rental, uncommitted money in a bank account or a paper investment generally will not satisfy an E-2 business case. The operative words are active, viable and controlled.

Question 26: Does an E-2 visa automatically become a green card?

No. The E-2 is a temporary classification and does not automatically become a green card.

L-1A: Expanding an Existing Foreign Company

Question 27: What type of company or executive may qualify for the L-1A category?

The L-1A category can fit a foreign company that opens or expands a related U.S. operation and transfers a qualifying executive or manager.

Question 28: What employment history is generally required for an L-1A transfer?

The employee must generally have worked for the related organization abroad for at least one continuous year during the preceding three years. The foreign and U.S. entities must also maintain a qualifying corporate relationship.

Question 29: What real estate needs might arise from an L-1A business expansion?

The new U.S. operation may require an office, warehouse, retail location, production space and housing for the transferred executive.

Question 30: Does leasing or purchasing commercial property qualify someone for L-1A status?

No. Leasing or purchasing commercial property does not itself qualify a person for L-1A status. The operating businesses abroad and in the United States must meet the immigration requirements.

Question 31: What immigration-related signals should a real estate professional recognize?

A real estate professional should recognize when a buyer wants to remain in the United States, open a company, transfer an executive, bring a spouse or children, operate rentals or invest at a level that may support an immigration strategy.

Question 32: Why should the real estate professional identify immigration issues early?

Recognizing immigration-related signals early allows the agent to introduce the appropriate specialist before the buyer chooses the wrong property, business or ownership structure. The agent does not need to practice immigration law but should know when qualified immigration counsel is needed.

The Legal Structure Must Match the Buyer’s Full Plan

Question 33: Why should international buyers consider estate and succession planning?

A nonresident who is not a U.S. citizen can encounter U.S. estate-tax filing exposure at a much lower asset level than a U.S. citizen. Treaties, domicile and the exact asset structure can materially change the result.

Question 34: What is the general Form 706-NA filing threshold for a nonresident who is not a U.S. citizen?

The federal Form 706-NA filing threshold is generally triggered when a nonresident noncitizen’s U.S.-situated assets exceed $60,000 at death.

Question 35: Should every international buyer use the same trust, corporation or limited liability company?

No. The ownership decision should account for the buyer’s citizenship, tax residence, home-country law, marital status, intended use, liability exposure, financing, probate goals and exit plan. A structure that is efficient for one nationality can create unnecessary costs or adverse tax treatment for another.

Question 36: When should legal, immigration and tax advisers become involved?

Real estate counsel, immigration counsel and an international tax adviser should become involved before title and the ownership structure are finalized.

Question 37: What problems can arise when a poorly chosen ownership structure is corrected after acquisition?

A correction after acquisition can require a new conveyance, lender consent, additional documentation, documentary costs, tax analysis, reassessment review and other potentially adverse consequences.

Lauren Maxwell: International Buyers Do Not Always Have to Pay Cash

Question 38: Must an international buyer always pay cash for U.S. real estate?

No. Lauren Maxwell directly challenged this misconception: “Do not assume an international buyer has to pay cash.”

Question 39: Can someone without a Social Security number, green card or conventional U.S. credit profile obtain financing?

Foreign-national mortgage programs can serve qualified buyers who do not have a U.S. Social Security number, green card or conventional U.S. credit profile.

Question 40: What information may a foreign-national mortgage program use to qualify a buyer?

Requirements vary by lender and product, but programs may consider a valid passport, verified assets, the property, the purchase contract and the property’s supported rental income rather than relying exclusively on traditional U.S. wage and credit documentation.

Question 41: How much money might a qualified foreign-national borrower need for a down payment?

In the program examples Maxwell presented, a qualified buyer could obtain financing with approximately 30 percent down. Actual requirements depend on the lender, property and loan program.

Question 42: How can financing benefit an international buyer who has enough money to pay cash?

Financing can allow a buyer to preserve liquidity, acquire more than one property or keep funds available for reserves, improvements and business operations.

Question 43: What additional costs or restrictions might accompany a foreign-national mortgage?

Loan terms can include higher interest rates, points, reserve requirements and prepayment penalties. The comparison should be based on the buyer’s complete holding strategy—not merely the monthly payment.

Documentation and Funds Must Be Prepared Early

Question 44: What documentation challenges can arise when assets are held outside the United States?

Foreign bank statements and asset records may require certified translation. Gifts from family members can require formal documentation, and funds may need to be seasoned, traced and screened for compliance.

Question 45: Is a U.S. bank account always required for an international buyer?

A U.S. bank account is not always mandatory. However, having funds positioned in the United States can simplify wiring and reduce the risk of a delayed closing.

Question 46: Why must LLC ownership be discussed with the lender before closing?

Some mortgage programs permit closing in an LLC, but the lender must receive and approve the organizational documents. The attorney and tax adviser must also confirm that the entity is appropriate for the buyer.

Question 47: What can happen if an LLC is created only a few days before closing?

Creating an LLC immediately before closing can force an extension, introduce avoidable underwriting work and interfere with the lender’s ability to approve the transaction on time.

The Property’s Income Can Drive the Loan Analysis

Question 48: How can a property’s rental income affect loan qualification?

For investment property, underwriting may compare supported market rent with the complete housing payment, including principal, interest, taxes, insurance and association dues.

Question 49: What information can support projected rental income?

An appraisal rent schedule can support projected long-term rent, while specialized market data may be used for short-term or seasonal rental programs. The lender may apply occupancy factors, coverage ratios or additional down-payment requirements.

Question 50: What types of properties might qualify for foreign-national or non-qualified-mortgage financing?

Available programs can include single-family homes, condominiums and two-to-four-unit residential properties. Certain non-warrantable condominiums or mixed-use properties may fit non-qualified-mortgage programs.

Question 51: Can an international owner refinance a property that was originally purchased with cash?

Cash-out refinancing may allow an owner who previously paid cash to release equity for another investment. Larger commercial projects generally require a separate commercial lender.

Question 52: What lesson did Maxwell draw from building her own real estate portfolio?

After rebuilding from the 2007–2008 market collapse, Maxwell gradually accumulated a portfolio of 19 properties and used rental income to reduce debt. Her point was not that leverage guarantees success. It was that financing, when supported by realistic income, reserves and a long-term plan, can be a tool rather than an obstacle.

Olga Vindell: Tax Planning Begins Before the Closing

Question 53: Why should tax planning begin before a foreign buyer or seller reaches the closing table?

Olga Vindell connected the acquisition to what happens during ownership and at sale. Tax planning cannot be postponed until a foreign seller is already under contract because ownership, residency, rental income, withholding and eventual sale consequences should be evaluated in advance.

Question 54: What ownership structures might an international buyer consider?

Possibilities can include individual ownership, an LLC, a revocable or irrevocable trust, a Florida land trust or a corporate structure.

Question 55: What factors determine the appropriate ownership structure?

The right choice depends on what the owner intends to do, how the home country treats the entity, whether the property will be rented, how liability will be managed and how the asset should pass at death.

Question 56: Why might a U.S. LLC be unfavorable for certain Canadian owners?

A U.S. LLC can create unfavorable or duplicative tax treatment for some Canadian owners. A structure should never be selected solely because it worked for another buyer.

Question 57: Why should international clients use title and closing professionals experienced with foreign parties?

International wires, identity verification, entity documents and federal withholding forms require more coordination than a routine domestic closing. The buyer’s and seller’s money-transfer plan should be discussed before deadlines become urgent.

Immigration Residence and Tax Residence Are Different

Question 58: Does a person’s immigration status automatically determine U.S. tax residency?

No. A person’s immigration label does not automatically determine U.S. tax residence. A noncitizen may be treated as a U.S. resident for federal income-tax purposes under the green-card test or substantial-presence test.

Question 59: How does the substantial-presence test generally work?

The substantial-presence calculation generally requires at least 31 days in the current year and a weighted total of 183 days over the current and two preceding years.

Question 60: What is the closer-connection exception?

Some people who spend fewer than 183 days in the current year and maintain a tax home and closer connection abroad may qualify to file Form 8840 to claim the closer-connection exception. Treaty rules and excluded days can also affect the result.

Question 61: Why must an international property owner maintain accurate travel records?

Travel history—not merely passport type or immigration classification—can affect U.S. tax residency. It should be reviewed by a qualified tax professional.

Rental Income Creates Ongoing Filing Responsibilities

Question 62: What U.S. tax responsibilities can arise when a nonresident rents property?

A nonresident owner who rents U.S. property may need an Individual Taxpayer Identification Number and a U.S. income-tax return, commonly Form 1040-NR.

Question 63: What expenses might be deductible from rental income?

Depending on elections and circumstances, deductible expenses can include property taxes, mortgage interest, insurance, association fees, management, maintenance and other properly documented costs.

Question 64: Should an owner assume rental income is tax-free when expenses are substantial?

No. The tax return determines the actual taxable result. Owners should not assume that rental income is tax-free merely because expenses are substantial.

Question 65: What is an Individual Taxpayer Identification Number?

An ITIN is a federal tax-processing number. It is not work authorization and is not a Social Security number.

Question 66: How does someone apply for an ITIN?

An ITIN is requested on Form W-7 with the required identity and tax documentation. A Certified Acceptance Agent can review qualifying identity documents and help prepare the application.

Question 67: When can an ITIN expire?

An ITIN generally expires after three consecutive tax years in which it is not used on a federal tax return.

Question 68: Must a foreign buyer obtain an ITIN before purchasing property?

A buyer may be able to acquire property without an ITIN, and a foreign seller may be able to close while an application is pending. However, the number is often necessary to file returns, allocate withholding and recover a refund.

Question 69: Why should ITIN requirements be reviewed early?

Early professional review can prevent a seller from discovering after closing that an ITIN is needed to file a return, allocate FIRPTA withholding or claim a refund from the IRS.

FIRPTA: Withholding Is Not the Final Tax Bill

Question 70: What is FIRPTA?

The Foreign Investment in Real Property Tax Act is generally a withholding system designed to secure payment when a foreign person disposes of a U.S. real property interest.

Question 71: Is FIRPTA withholding the seller’s final tax bill?

No. FIRPTA is frequently misunderstood as a tax imposed at a flat rate on the seller’s profit. The amount withheld is generally a payment held against the seller’s ultimate U.S. tax liability.

Question 72: Who is ordinarily responsible for FIRPTA withholding?

The buyer or transferee is ordinarily the withholding agent and can be responsible for properly withholding and transmitting the required amount.

Question 73: Is the standard FIRPTA rate based on the seller’s profit?

The standard rate is generally 15 percent of the amount realized—usually the gross sales price, adjusted for certain liabilities—rather than 15 percent of the seller’s gain. This can produce a large holdback even when the actual taxable gain is modest.

Question 74: When may no FIRPTA withholding be required under the residence-use exception?

No FIRPTA withholding may be required when the amount realized is $300,000 or less and the buyer satisfies the applicable residence-use requirements.

Question 75: When may a reduced 10 percent FIRPTA rate apply?

A reduced 10 percent rate may apply when the amount realized is more than $300,000 but not more than $1 million and the residence-use requirements are met.

Question 76: When does the general 15 percent FIRPTA rate apply?

The general 15 percent rate applies when the amount realized exceeds $1 million or when no applicable exception or reduction applies.

Question 77: Which forms are used to report and transmit FIRPTA withholding?

The withheld amount is reported and transmitted using Forms 8288 and 8288-A.

Question 78: What is the general deadline for transmitting FIRPTA withholding?

The required forms and payment are generally due by the 20th day after the transfer.

Question 79: How does a foreign seller calculate the actual tax and claim a refund?

The seller files the appropriate U.S. income-tax return to calculate the actual tax and claim any available refund. Basis, capital improvements, selling costs, prior depreciation, holding period and other tax facts affect that calculation.

Question 80: Can a seller request a reduction in the amount withheld?

In qualifying cases, Form 8288-B can be used to request a withholding certificate that reduces or eliminates the amount withheld when the maximum expected tax is lower.

Question 81: How long does the IRS normally take to process a complete withholding-certificate application?

The IRS states that it normally acts within 90 days after receiving a complete application, although actual processing times can vary.

Question 82: Can a 1031 exchange affect the tax on a foreign seller’s transaction?

A qualifying 1031 exchange may defer gain on investment or business property. It requires separate, deadline-driven planning with a qualified intermediary and tax adviser.

Question 83: When should a foreign seller begin preparing for FIRPTA and the eventual sale?

Preparation should begin before the listing is under contract. A foreign seller may be outside the country when the property sells, an ITIN may be missing or expired, records of improvements may be incomplete and a deed change may create unintended tax consequences.

Question 84: What records should a foreign seller collect before closing?

The seller should begin gathering passports, travel history, ownership documents, basis records, closing documents and receipts for capital improvements. Early collection gives the professional team time to resolve problems without threatening the closing.

A Cross-Border Transaction Blueprint

Question 85: What is the first step in planning a cross-border real estate transaction?

Define the objective. Determine whether the property will be a vacation home, rental, active business asset, immigration-related investment, family residence or long-term wealth holding.

Question 86: Who should be included on the international client’s professional team?

The client may need real estate, immigration, tax, lending, title, estate-planning, insurance, banking and property-management professionals who understand foreign-national work.

Question 87: Why must the immigration issue be screened separately?

The team must determine whether the client merely wants to own property or is also pursuing EB-5, E-2, L-1A or another immigration status. Property ownership and immigration eligibility are separate questions.

Question 88: When should the buyer’s ownership structure be selected?

Ownership should be selected before the offer becomes urgent. Title, entity structure, home-country taxation, estate planning, liability protection and financing should be coordinated in advance.

Question 89: What financing and funds should be prepared before closing?

The team should verify assets, translation requirements, source-of-funds documentation, reserves, wire timing and the lender’s entity requirements.

Question 90: How should the buyer determine whether a property fits the complete plan?

The buyer should confirm zoning, permitted rental use, licensing, association restrictions, insurance, projected income and the operational needs of any related business.

Question 91: What tax and exit issues should be addressed before the transaction closes?

The team should address ITINs, FIRPTA, withholding certificates, required tax forms, 1031 exchange timing and the consequences of a future sale.

Question 92: What responsibilities continue after the closing?

The owner may need to file returns, report rental activity, keep an ITIN active when required, preserve improvement records and revisit the estate and ownership plan when circumstances change.

The Real Product Is Confidence

Question 93: Why does the real estate agent remain central in an international transaction?

The agent remains central not because the agent must answer every legal, tax or immigration question, but because the agent can recognize the question and connect the client with the person qualified to answer it.

Question 94: How did each speaker contribute to the international transaction strategy?

Davidow showed how immigration intent can change the kind of property or business a client should pursue. Maxwell showed how financing can expand the client’s choices and preserve capital. Vindell showed how ownership, tax residency, rental income, ITINs and FIRPTA can affect the transaction long after the offer is accepted.

Question 95: What happens when immigration, financing, ownership and tax planning are coordinated from the beginning?

The result becomes more than a completed sale. It produces a buyer or seller who understands the process, avoids preventable surprises and feels supported in an unfamiliar country.

Question 96: What ultimately turns one cross-border transaction into a lasting international network?

Confidence turns one cross-border transaction into a lasting international network. When clients feel informed, protected and supported, they are more likely to return and refer relatives, friends and business associates.

Editorial and Legal Note

Question 97: Is this article a substitute for individualized legal, immigration, tax, accounting, investment or lending advice?

No. This article is based on presentations by Christina Davidow, Lauren Maxwell and Olga Vindell and has been edited for clarity and publication. Time-sensitive figures were checked against federal and Florida industry guidance available in August 2026. Visa eligibility, tax residency, mortgage terms, ownership structures, processing times and FIRPTA outcomes depend on individual facts and can change. This article provides general educational information and is not legal, immigration, tax, accounting, investment or lending advice.

Fact-Checked References

Florida Realtors, International Real Estate Profile

USCIS, About the EB-5 Visa Classification

USCIS, E-2 Treaty Investors

U.S. Department of State, Treaty Countries

USCIS, L-1A Intracompany Transferee Executive or Manager

IRS, FIRPTA Withholding

IRS, Instructions for Form 8288

IRS, Instructions for Form W-7

IRS, Publication 519, U.S. Tax Guide for Aliens

IRS, Estate Tax for Nonresidents Not Citizens

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International Buyers and Cross-Border Opportunities

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International Buyers and Cross-Border Opportunities

International Buyers and Cross-Border Opportunities

How immigration strategy, financing and tax planning can turn global interest in Florida real estate into lasting client relationships

Featuring: Christina Davidow - Founding Partner Of Willis & Davidow, LLC 239-465-0531 Ask Christina: Is it possible that buying U.S. property, could lead to residency?

Lauren Maxwell - Executive VP, Maxwell Mortgage Team 239-254-2260 Ask Lauren: How can foreign buyers finance real estate without U.S. credit?

Olga Vindell - CAA FIRPTA Manager - The FIRPTA Group, LLC 239-920-5225 Ask Olga: What separates a successful cross-boarder transaction from an expensive mistake?

Question 1: What decisions might an international buyer be making beyond simply purchasing a home?

Question 2: Why does a cross-border real estate transaction require more than a successful property search?

Question 3: Which three professionals contributed to this discussion, and what did each address?

Question 4: What was the central message delivered by the three presentations?

Florida’s International Market Is Rebounding

Question 5: How large is Florida’s international residential real estate market?

Question 6: How important is the Naples area within Florida’s international real estate market?

Question 7: Why should international real estate opportunities not be viewed as limited to Miami?

Question 8: How can serving one international client produce additional business?

Christina Davidow: Separate Property Ownership From Immigration Status

Question 9: Does purchasing real estate in the United States automatically create immigration status?

Question 10: Can a foreign national purchase U.S. real estate without being a citizen or permanent resident?

Question 11: What immigration benefits are not created by simply owning U.S. property?

Question 12: Why can the assumption that a large property investment creates immigration rights be dangerous?

Question 13: What factors actually determine whether an investment can support an immigration strategy?

EB-5: An Immigrant Investment Pathway

Question 14: What are the current investment thresholds for the EB-5 program?

Question 15: How many jobs must an EB-5 enterprise generally create?

Question 16: Can an EB-5 investment lead to permanent residence?

Question 17: What types of real-estate-connected enterprises might support an EB-5 analysis?

Question 18: Is the real estate itself the immigration benefit under the EB-5 program?

Question 19: What professional assistance should an EB-5 investor obtain before committing funds?

E-2: Active Business Ownership for Treaty Nationals

Question 20: Who can qualify for an E-2 treaty-investor visa?

Question 21: What must an E-2 investor do to qualify?

Question 22: Is there a universal minimum investment amount for an E-2 visa?

Question 23: Why might the required E-2 investment differ between businesses?

Question 24: What real-estate-connected businesses might support an E-2 strategy?

Question 25: What types of real estate activity generally will not satisfy an E-2 business case?

Question 26: Does an E-2 visa automatically become a green card?

L-1A: Expanding an Existing Foreign Company

Question 27: What type of company or executive may qualify for the L-1A category?

Question 28: What employment history is generally required for an L-1A transfer?

Question 29: What real estate needs might arise from an L-1A business expansion?

Question 30: Does leasing or purchasing commercial property qualify someone for L-1A status?

Question 31: What immigration-related signals should a real estate professional recognize?

Question 32: Why should the real estate professional identify immigration issues early?

The Legal Structure Must Match the Buyer’s Full Plan

Question 33: Why should international buyers consider estate and succession planning?

Question 34: What is the general Form 706-NA filing threshold for a nonresident who is not a U.S. citizen?

Question 35: Should every international buyer use the same trust, corporation or limited liability company?

Question 36: When should legal, immigration and tax advisers become involved?

Question 37: What problems can arise when a poorly chosen ownership structure is corrected after acquisition?

Lauren Maxwell: International Buyers Do Not Always Have to Pay Cash

Question 38: Must an international buyer always pay cash for U.S. real estate?

Question 39: Can someone without a Social Security number, green card or conventional U.S. credit profile obtain financing?

Question 40: What information may a foreign-national mortgage program use to qualify a buyer?

Question 41: How much money might a qualified foreign-national borrower need for a down payment?

Question 42: How can financing benefit an international buyer who has enough money to pay cash?

Question 43: What additional costs or restrictions might accompany a foreign-national mortgage?

Documentation and Funds Must Be Prepared Early

Question 44: What documentation challenges can arise when assets are held outside the United States?

Question 45: Is a U.S. bank account always required for an international buyer?

Question 46: Why must LLC ownership be discussed with the lender before closing?

Question 47: What can happen if an LLC is created only a few days before closing?

The Property’s Income Can Drive the Loan Analysis

Question 48: How can a property’s rental income affect loan qualification?

Question 49: What information can support projected rental income?

Question 50: What types of properties might qualify for foreign-national or non-qualified-mortgage financing?

Question 51: Can an international owner refinance a property that was originally purchased with cash?

Question 52: What lesson did Maxwell draw from building her own real estate portfolio?

Olga Vindell: Tax Planning Begins Before the Closing

Question 53: Why should tax planning begin before a foreign buyer or seller reaches the closing table?

Question 54: What ownership structures might an international buyer consider?

Question 55: What factors determine the appropriate ownership structure?

Question 56: Why might a U.S. LLC be unfavorable for certain Canadian owners?

Question 57: Why should international clients use title and closing professionals experienced with foreign parties?

Immigration Residence and Tax Residence Are Different

Question 58: Does a person’s immigration status automatically determine U.S. tax residency?

Question 59: How does the substantial-presence test generally work?

Question 60: What is the closer-connection exception?

Question 61: Why must an international property owner maintain accurate travel records?

Rental Income Creates Ongoing Filing Responsibilities

Question 62: What U.S. tax responsibilities can arise when a nonresident rents property?

Featuring:
Christina Davidow - Founding Partner Of Willis & Davidow, LLC 239-465-0531 Ask Christina: Is it possible that buying U.S. property, could lead to residency?