Do you think it's vulnerable to the whims of the luxury market?

Driving insurance costs down can be good, but may leave yourself vulnerable if paying for under-insurement or bad company2.

I commend you for being both honest and vulnerable.

Give it to a 3rd party to store, and that is where BTC and Gold both become vulnerable. 

@Patrick FlanaganFor me as long as the cash on cash ROI is 8-10% I’d look to markets that are less vulnerable and that guy can find good property managers and vendors in.Always be open to new ideas and new markets.

Built in title defect that has to be corrected before financing or selling.There are many horror stories at tax sale, and I've seen a bunch of people go down in flames. 

Mental health services help vulnerable adults with stability-Meds, counseling, even places to live.  

Not only does partnering with a great, national manager allow you to spend more times working on your investments, it's also a way to enable yourself to invest in several different markets ultimately diversifying your portfolio and adding less vulnerability to your assets. 

Also, @James Haig Streeter To the extent that the DST would be vulnerable, we add the language that any person obtaining an interest by way of a lawsuit receives no control rights and is not entitled to distributions as a beneficiary.For the BRRR strategy specifically that you mentioned, you either run the risk of the extent of any upgrades being impermissible as improvements, or rehab it while the property is held in your personal name first, and then transfer it in after done. 

Congratulations for stepping out on faith and for being vulnerable and authentic!