Most are paying cash, so you’re absolutely correct that you need to have a good strategy going in as a buyer.

More sophisticated and experienced investors, and those employing knowledge attorneys will understand that while not an absolute, a REG D offering offers some amount of comfort in that the sponsor has placed his offering on a more “sophisticated” level than an intrastate or general exemption offering.  

"The true measure of a man [person] is how he treats someone who can do him absolutely no good." - Samuel Johnson This post is intentionally short. 

YUP  self serving  underhanded subliminal marketing attempt  dove tailing off he new crop of U tubers trying to convince investors that section 8 is a money train and the tenants are just so happy to have the voucher there is NOTHING they would ever do to lose it etc etc.In Jackson specifically they can trash the house and sec 8 WILL not take their voucher they just go on to the next landlord that just rehabbed a house and wants section 8 rent because market rate tenants in that city are some of the absolute worse payers in all the 25  markets I have worked over the last 22 years in the mid west and rust belt states and cities. 

Absolutely!

No one ever achieves the advertised NOI, unless it's an absolute NNN lease or what they call a ground lease. 

They might very well still afford it. now if this is a single family than absolutely no.

It has not been fair that an agent who has absolutely no background with investing, does not know market rents, has never gone through an eviction, never rehabbed 3 houses at the same time or has managed a portfolio for 15 years, is not able to provide any guidance or help with investing strategy gets paid the same.I have been an investor for 7 years before I got licensed and I know how useless many agents are.

Absolutely gets your hands dirty buying Quadplexes instead of getting your hands dirty with STR'S. 

I have absolutely nothing sell and would be happy to help if you think that I can be a resource.