The owner fixed the discoloration in a closet she called "black mold", but it was never tested or confirmed to be even be mold.

I'm considering Black Swan study, but looking for a good entry point.I would not choose Cash Flow Quadrant because I recommend Rich Dad Poor Dad as a prerequisite for optimal understanding.Loved Richest Man in Babylon, and Josh's Real Estate Book, I just think they should follow Rich Dad Poor Dad. 

I have little savings, I’m black , I am a lesbian and I feel I have everyone and thing against me.

Had one tenant get mad and paint several rooms with black exterior paint, including receptacles and baseboard. 

There is no way around it in your situation, but that could be exploited by an attorney.It is not a matter of being "protected" or not, meaning not black and white.

@Wendy Black cannot be an "investment security"....I don't even know what that means. 

So my advice is to try to sit back and think about some different opportunities that maybe you weren’t considering before, this type of situation, similar to real estate, is not black and white, there are not only 2 options, there are so many different options and ways to make it work, there is definitely one that could work for you.

They tend to protect owners if it appears they have been taken advantage of....it is not pure legal black and white. 

  - Black iron sewer pipe is bad. 

Sure, law students can easily get full of themselves, but most of the problem I hear is from LLs being held accountable to the strict, black letter law.