It made me feel safer that they were working to keep bad actors out.

It is strange era :- massive job loss in tech but highest real eatate price- lot of layoffs but stock all time high- residential real estate all time high with LP investor going for bankruptcy - there is no company receiving large order but stock is all time high hahahahathe true dysfunctional dystopian economic that we live in today , even hard to understand by the actor itself. 

If so, one or more states or the SEC may regulate that investment club.A person who is paid for providing advice regarding the investments of the club or its members may be an investment adviser under the Investment Advisers Act of 1940 (Advisers Act) or state law.

I've had to pay for some insurance premiums and some late penalties on property taxes but i can say, I've never been successfully sued in 15 years, because our process is well documented and its not a pattern or pervasive or malicious in intent (Some elements needed to sue in my opinion) if we make a mistake and, I've always made the borrower whole.

I  know two others that did and went to prison.. bad actors got into title then just ripped rents never paid ruined the sellers.. you will see this for sure as the bad actors learn all this on U tube.. it happens and it will accelerate now..We do have to remember the banks right under the note is in the section for Events of Default and Alienation of title is one.. so any transfer to new buyer or trust or anything like that is a violation and it gives the lender the right to accelerate the note but its NOT obligated to do so.

I would skip this for sure.Agreed, it's not legal or proper to give out the names or phone numbers of your borrowers without their permission.There's absolutely nothing inappropriate or unseemly about offering up borrowers willing to share their lender experiences with another potential borrower.The private lending landscape is littered with scammers and bad actors.

Is there anything else I’m missing or need to be aware of regarding bad actors?

@Casey HamptonI keep seeing a guy named Tom Cruz (not the actor Tom Cruise LOL) popping up on social media promoting his Section 8 course.

Thanks @Jenning Yu - I can appreciate where you are coming from when it comes to concerns about bad actors misrepresenting certain financial products or instruments.

I had leased to one of the actors who created a service offering especially for movie industry folks and sub leased to the crews working in movie industry.