My issues:1) BIGGEST ONE - Disclosure that you prob aren't the buyer and don't know who it is at M/A2) Finding someone vulnerable that doesn't know FMV and then offering them >20% less. 

I am a freelance writer and speaker in addition to working with vulnerable adults.

The victim profile is changing, however; as predatory lending practices become more vicious, sophisticated, and prevalent, young, white prospective homeowners are as at risk as populations that historically may have been more vulnerable to them.Predatory lending in the context of home buying is comprised of a plethora of lending practicing and arrangements, including:Kickbacks to mortgage brokers (Yield Spread Premiums, where a broker can get a loan at a lower interest rate, but tells the borrowers only about the higher rate loan so that the broker will receive a kickback from the lender);A lender’s arrangements for payments that are higher than the borrower can afford;Falsifying loan applications (i.e., a lender may state on a loan application that a prospective borrower’s income is greater than it really is in order to facilitate approval of the loan);Adding insincere co-signers (lender adds a fake cosigner for loan approval);Making loans to mentally incapacitated homeowners;Forging signatures (lender forges a borrower’s signature on an early disclosure);Paying off lower income or interest mortgages;Loans in excess of 100% loan to value (LTV);Bait and switch tactics, such as substantially changing loan terms at closing;High annual interest rates;High points or padded closing costs;High loan origination fees;Balloon payments;Negative amortization (where principal balance increases rather than decreases);Padded appraisal costs (inflated home values in appraisal);Padded recording fees;Bogus fees (e.g., HUD will state that the broker has a fee for underwriting fee, when in fact brokers have no underwriting fee);Itemizing duplicate services and charging separately for them;Misinforming the prospective homebuyer that credit insurance is required and/or failing to disclose to the buyer that they are earning a commission on the insurance;Mandatory arbitration clauses;Falsely identifying loans as lines of credit or open ended mortgages;Forced placed homeowners insurance (lender falsely claims that homeowner does not have insurance and then gets an undisclosed commission for selling it to them);Repeated refinancing (flipping);Daily interest when payments are late;Excessive prepayment penalties;Foreclosure abuses; andHome improvement scams.A range of state and federal law of laws are available to help attorneys address dismantle the harm wrought by predatory lending practices.

@Wendy Smith,The generic answer to your question is that ANY business entity is vulnerable if it is not maintained per the basic requirements.

If the seller is "vulnerable" (a minority race, elderly, disabled, unsophisticated, etc) special provisions and punishments apply.

I think that no matter where you are, it's important for you to know your local market (or the market where you invest) understand what drives the economy, and vulnerabilities.

The RE student is like a lamb to the kill they are the most gullable and vulnerable of all potential students.. they get sucked into the you can get rich even with no money credit etc.

You cannot even guarantee the Sun to come out tomorrow.This boils down to 2 things.... how conservative is your spreadsheets which will allow you to accumulate Cash Flow to increase liquidity and to what extent are your Investments are vulnerable to Natural Disasters.There is one other disaster that should be protected, however.

At this point, although she is paying on the note on a regular and timely basis, I am feeling a bit vulnerable as the note has not been recorded in the county docs.   

The problem with pre-foreclosures is that the owner is in a very vulnerable position.