Tom Cruz promotes that naive, inexperienced investors should buy Class D rentals and somehow rent them to S8 tenants. - Won't work unless you REALLY know a market and have the proper connections!

Large Commercial - There will be a lot of opportunity in this space, but at this time we have around $35M raised which for large commercial is not a lot and I prefer a broad  and diverse portfolio.

To piggyback on Jay's point, generally speaking I think the kind of personalities that are really good at real estate are the opposite of the kind of personalities that are really good at self promotion and presenting. 

**Limited Flexibility in Marketing:** The program often promotes fix-and-flip strategies, which may not align with everyone’s investment goals.

Quote from @Evan Polaski: @Jay Hinrichs, while I wasn't going to call them MLM, I did attend an Armando Montelongo (A&E's Flip this House from mid 2000's) seminar at a hotel conference room in 2007 or 08, which was the free funnel to spend $1,500 for a three day seminar or $25,000 for an in-person mentorship.I have seen similar promoted with Christina and Tarrek from Flip or Flop more recently.I didn't start realizing how profitable education can be until the last 5 or so years.  

I don’t feel the need to explain myself, or promote his program, but I will say that I have learned tremendously what would have been difficult for me in another community. 3k is nothing compared to other mastermind groups.

Out of the areas in KY that is not one I would have thought would be on most out of state investors radars.I am still in the initial stages of my research, but Owensboro made into the list while choosing candidates based on cities with diverse economy with significant industries for an LTR.

You are investing in the investment promoter in whom you have little recourse if things go wrong.

I'm doing a lot of promotion in the Miami area of my listings so I'm compiling a list of buyers.

Philadelphia has implemented various forms legislation over the years between abatements, land banks and density bonuses geared towards promoting development in areas that suffered from disinvestment and housing affordability challenges with some legislation having been more effective than others.