The landscape of international real estate investment continues to evolve as investors from around the globe increasingly look to the US market for opportunities. While traditional barriers like currency conversion, legal complexities, and remote property management once deterred foreign investment, a new generation of cross-border investors is developing practical strategies to navigate these challenges successfully.
Glen Sutherland, host of “A Canadian Investing in the U.S.” podcast, represents this emerging trend of international investors who have built scalable systems for remote real estate investment. Sutherland’s journey from a single property purchase in his backyard to acquiring 43 properties in one year across multiple US states illustrates how systematic approaches can overcome geographic and regulatory barriers.
Building Systems for Remote Investment Success
The key to successful cross-border investment lies in developing replicable systems rather than relying on one-off deals. Sutherland’s approach demonstrates how investors can expand from local markets to multiple states once they establish proper frameworks for remote operations.
“Once you build that frame, you can basically do it anywhere. You just repeat the same steps over and over again,” Sutherland explains. “A lot of it is just making sure you’re setting yourself up properly at the start, proper contracts, collecting the proper documentation, and honestly, the world is your limit once you have this organized.”
This systematic approach has enabled expansion across diverse markets. The scalability comes from standardizing processes for contractor management, financing, and property operations rather than learning each market from scratch.
Navigating Legal and Tax Complexities
One of the most significant challenges facing international investors involves properly structuring their investments to avoid costly tax implications. Sutherland’s early experience highlights how critical proper setup becomes when dealing with multiple tax jurisdictions.
“The first thing I did when I set up in the US is I set up my corporation wrong,” he recalls. “If I wouldn’t have corrected it before I sold the property, what it would have led to was double tax. I would end up paying the IRS personal income, and I would have paid the Canada Revenue Agency corporate income on the exact same amount.”
This experience underscores the importance of engaging qualified professionals who understand both domestic and international tax implications before making initial investments. The cost of proper setup pales in comparison to potential double taxation scenarios or other structural mistakes.
Contractor Management and Documentation Standards
Remote property management requires elevated standards for contractor relationships and documentation. Unlike local investors who can easily oversee work in person, international investors must rely on systems and contracts to ensure project completion.
“If you don’t set things up right from the start, you don’t have proper contracts, you don’t have proper documentation, you don’t have their documentation, you don’t have that option for recourse,” Sutherland notes. “A lot of it was setting it up right, and if you do set it up right, it makes the whole relationship run so much better.”
The competitive advantage extends beyond legal protection. Contractors typically work with multiple clients simultaneously, and those with organized systems and clear schedules receive priority treatment. Detailed contracts specifying timelines, payment schedules, and deliverables help ensure projects stay on track even when the investor cannot provide direct oversight.
Currency Conversion and Financing Strategies
International investors face unique challenges in financing and currency management that domestic investors never encounter. Traditional banking relationships often prove inadequate for cross-border investment activities.
“Converting money from one currency to another currency, if you’re using your typical banks, they’re charging like a 2% conversion rate,” Sutherland explains. “If you’re buying a house or multiple houses, that adds up so fast.”
Understanding US financing requirements becomes crucial for international investors planning to refinance properties. Different underwriting standards, documentation requirements, and loan products can significantly impact investment returns. Investors who understand these requirements upfront can structure their purchases to meet refinancing criteria and secure better terms.
Creative Deal Structuring and Seller Financing
Direct communication with property sellers often reveals opportunities for creative deal structures that benefit both parties while reducing financing costs. This approach proves particularly valuable when traditional lending involves high setup fees or restrictive terms.
“Sometimes the setup fees are very expensive, but if you just talk to the seller, they’re willing to get paid in one year, and you’re willing to pay them more than you would normally pay them,” Sutherland describes. “That person is going to get more money than they were expecting. You don’t have to pay these loan setup fees, and you can do the project without payments.”
These seller financing arrangements, land contracts, and lease options provide alternatives to traditional financing while potentially offering better terms for both parties. The key lies in understanding what sellers actually need rather than assuming they require immediate cash payment.
Market Cycle Adaptation and Risk Management
Successful international investors develop multiple exit strategies rather than relying solely on market appreciation. This approach provides flexibility during different market cycles and reduces dependence on timing market peaks.
“The people who get in trouble are the people who only have one strategy,”Sutherland observes. “The people who are understanding how real estate actually works is you buy property, you add value to the property, you increase the value of that property.”
Building substantial value-add components into each project creates buffers against market downturns. Even if markets decline, investors who purchase below market value and add significant improvements maintain positive equity positions. This approach turns real estate investment from speculation into a value-creation business model.
Technology and Remote Management Tools
Modern technology enables international investors to manage properties and teams across vast distances more effectively than ever before. Video calls, project management software, and digital documentation systems allow for real-time oversight of renovation projects and property operations.
The podcast medium itself demonstrates how technology facilitates knowledge sharing across borders. International investors can access expertise from successful practitioners worldwide, learning strategies and avoiding mistakes without geographic limitations.
Current Market Conditions and Opportunities
Despite widespread concerns about market conditions, data from key investment markets shows more stability than many investors expect. Recent analysis of Ohio markets including Toledo, Dayton, Cincinnati, Cleveland, and Columbus reveals median home prices remain elevated while days on market have decreased compared to previous years.
“A lot of people are worried that we’re on a downslide, but when I actually did the research, I found that they actually weren’t going down,” Sutherland reports. “There’s always going to be a reason not to do it, and it’s about finding the strategy that’s going to work for that market cycle.”
This market stability creates opportunities for international investors who might have delayed entry due to uncertainty. Rather than waiting for perfect conditions, successful investors adapt their strategies to current market realities while maintaining conservative underwriting standards.
Professional Network Development
Building reliable professional networks in target markets proves essential for international investors. These relationships with attorneys, title companies, property managers, contractors, and other service providers become the foundation for scalable operations.
The value extends beyond individual transactions to ongoing market intelligence and deal flow. Local professionals often identify opportunities before they reach broader markets, providing competitive advantages for investors who cultivate these relationships effectively.
Looking Forward
As international investment in US real estate continues growing, successful investors will be those who develop systematic approaches to overcome traditional barriers. The combination of proper legal structure, reliable professional networks, and multiple exit strategies creates sustainable competitive advantages.
The trend toward remote investment management, accelerated by recent global events, has normalized many practices that once seemed unusual. International investors who master these systems position themselves to capitalize on opportunities across multiple markets while domestic investors remain limited to their immediate geographic areas.
For real estate professionals, understanding the needs and challenges of international investors represents a significant business opportunity. Those who develop expertise in cross-border transactions and build systems to serve remote clients effectively will capture an increasing share of this growing market segment.
