Also, being able to park in a driveway and walk in to the property without going to an elevator.Are their bad actors out there who need to be reigned in.

But it saves me time and is a better place to start since it isn't a lot of eye candy and numbers, and is easy to complete.For a quad plex, I would still use the same metrics as a small commercial property and would evaluate based on Cap rather than comps.

I see a few solutions though, 1) You already have a ton of cash stashed and don't need banks or2) You have relatives or friends who will finance your projects or3) You understand Hard Money and how it works or4) You will be partnering and doing Joint Ventures or5) You will be doing Subject To, so you don't need banks or6) You have one amazing printing press that spits out $100 bills like candy (I don't recommend this one)And, by the way, Phoenix, Mesa, Salt Lake, Austin and a whole bunch of other places are better places to invest for safety and return than SoCal right now.

To some they may not find this fun, but for me I get more excited than a kid in a candy store driving around finding abandoned and run-down properties that I think a savy investor would love to pick up!

The amendments to Rule 504 also subject issuers to Rule 506(d) bad actor disqualifications, providing additional investor protection.As a general rule, reporting under the Exchange Act is required once an issuer has 500 investors, or 2,000 if all investors are accredited.

Are there bad actors?

I'm a new small time investor in the East Coast, but am also first an actor and a model.

You always have to be cautious but I feel like BP does a pretty good job of weeding out 'bad actors' as one might call them. 

When we did a new development we set up a new company exclusively for that development and when the development was sold out, we would go out of business for that company.My wife has her own businesses, not in real estate, but now in candy. 

It's tough to invest in a market that you're not familiar with and there are no some bad actors in the out-of-state turnkey game.