Wholesalers typically do not carry Errors and Omissions (E/O) insurance, so even if the court rules in your favor, they might not have the financial means to compensate you.Furthermore, ensure that a reputable title company handles the transaction, as some companies may cut corners.

From your advice I want to delay going into a REIT.1031 --> DST --> REIT Once I'm in a REIT I can no longer transfer w/o paying taxes.1031 --> DST --> DST2 --> DST3......

I would try to network with other MTR landlords in the area to determine best course of action  Yea, I would agree that the rate wouldn't be on par as an MTR that is furnished, however I do remember from my renter days that the shorter duration leases were more expensive per month than the yearly leases. 

I can only produce about 2  houses a month and out of 90 so far I have only had to hold 5 or so past C of O they all got sold either pre sale or right before we finished..

@Charmaine Alard why don't you start with comparing the rent you charged your friend vs the rent you could have charged according to Zillow Rent Estimate or Rent-O-Meter.THEN compare that to what a PMC would cost.

She will say, "I will just text them that Ill come check out their issue etc"  and I'm like "first of all, we do not text them, we send them a message on the portal, do NOT give them your personal cell #"   yet she continues tod o it, I was told last night that we will definitely be letting her go. 

I think that if you cash flow $300 per month, you are doing quite well, AS LONG AS you have reason o believe that no major repairs will be needed in the short term.

Perhaps they have E&O insurance, but from the advice I've received, the documents I signed are not normal documents for such transactions.

Also if they do accpet appilcations you need to have experience in BPO's and have all your ducks in a row to start listing, i.e. e&o insurance, licnese information vendors you are going to work with to change locks, trashout and property preservation.

This is what can go wrong when you have beginners wholesaling who have no training in real estate, no experienced managing broker to go to for advice, no license, no E&O insurance, no knowledge of how to avoid scams, no regulatory body to answer to, no relationships with other quality people in the industry like title companies, lenders, contractors that they can refer to help people, etc.