No one that has been at real estate for more than a couple years has had no losers, and when you lose your family's money, well sometimes those close knit families aren't nearly as close knit and you start getting people playing sides.

AS a HML I have seen this play out with investors that drink the sub too coolaid and are simply not financially capable to handle issues when things go sideways.I have also personally bought over 100 sub to deals in my career..

Btw, I’m NOT an attorney, BUT I do play one on TV  

This kind of plays into the booking issue many have alluded to here.

Playing around with filters should help me narrow down rather quickly till city level, after that would be more local resource based play and leveraging ones network.Keen to read more on this.

Got turned into the AG and one group got nailed criminally I also had FBI in my office about another investor who did this as a financial predator he got prison.So in my mind this is going to  play out again with Sub to being taught to the masses and people being people vast majority are honest of course but there will be predators mark my words on that.

So here’s the bottom line.For debt personally guaranteed, anything over 60-65% leverage does put your other assets and personal guarantee into play.  

That Houston value-add sounds like a solid win.If you’re exploring U.S. markets, you’ll find a lot of strong plays—some interesting activity in the Southeast and Midwest right now.

Over time, as rents increase and mortgage balances decrease, your cash flow improves.Secondly, property appreciation plays a big role in wealth accumulation.

I don't know your experience level but if you don't have time you could play the numbers game and carpet bomb the whole neighborhood.