Last year, I had a person sitting next to me tell that liens were 100% safe and there was no way to lose money.

Hey mate,Thick skin is needed on this forum and in business in general 🤷‍♂️I just posted something similar on another thread and the best advice I can give is spending enough time finding the right people on the ground before looking at the prospect of a market or a deal.Especially when doing BRRR out of state which is a very tough gig IMO.You can find the best market, with the best growth potential, find the best deal with the best cashflow but if your realtor isn't genuine, your property manager is incompetent and your contractor is a cheat.You will loose money.Also, underestimate your income and overestimate your expenses on every deal and business opportunity.If you think it won't happen to you, I can tell you right now that it unfortunately will...I've completed hundreds of flips and rarely come in at budget from a rehab standpoint.So keep that in mind.Appraisers are a joke and easily manipulated.They follow weird data and many want to cap you intentionally (No idea why...) on the ARV.They play it safe and can see how much you paid and what you spent on rehab so they will cap the value and come in under fair value on many appraisals.I stopped dealing with selling to investors looking to finance many moons ago as it wasn't efficient from a business perspective and I'm not in the business of using "in-house" lenders and manipulating appraisals like many others do. 

BP told me real estates a safe investment and real estate only go up!

Safe to assume it is different between "couples" and just roommates.

With SB13 allowing bootlegged safe units and the likely extension to the 5 year window due to the shortage of units, I am unsure there is much risk in the near term.  

@Bill B. for context, the home is in a dedicated STR community, so it's safe to say there's a 0% chance of running into troubles like you mentioned in Oahu or Las Vegas.Also, like I said, those numbers are 100% made up on the spot.

However if you are risk averse recasting the loan is a safe, secure option.

The unit I want to occupy has 3 people living in it, when is it safe to give them a notice to vacate and does anyone have a template for this?  

These investors are typically large financial institutions looking for safe, predictable returns, such as pension funds, insurance companies, and banks.Key concepts to understand in economics and finance are risk and reward.

And while there is a safe harbor of 2 years (with some other conditions) from the IRS in Rev Proc 2008-16.