Many of us feel that Safeguard misrepresented investment opportunities in undesirable areas. 

If you track in mud you just have to mop it etc.

Agreed mate.Too many variations and mud thrown on the word over the years.Maybe we should come up with a new phrase lolSomething on the lines of "House Hacking" and "BRRR" 🤷‍♂️"Fully Renovated And Tenanted""FRAT" property investing lolCut the FAT and invest in FRAT haha

Same with drywall both install and mudding.

After I was done pulling a permit for a garage conversion to give me a proper master bdrm, walk in closet, mud room and last but not least 2nd badly needed bathroom (it should be against the law to only have one bath in a home) I got quotes for a "rough in" for the toilet in the bathroom that were anywhere from 7k to 22k.

Happened too many times for first 3-4 years.There is no risk of loosing the "deposit" either and it's just a bit of skin in the game even tho the skin is always yours to keep heheCovered all angles mate and made this as fool proof as possible but still enough to make folks "jump" through hoops to see who is legit and who isn't.As Chris mentioned, 90% of investors we don't end up working with and even when many commit to the deposit, I refund many times as I don't feel a good fit.Even with such stringent criteria, we still get mud thrown on us here on BP as some folks slip through the cracks.I could only imagine if we took on everyone and just focused on pushing sales.I can sell a TV to a blind man and ice to an eskimo.

I would look at midtown (cooper young area and overton park), mud Island, beale street area, and near graceland to start.

I will leave mud flinging to others. 

There are many out there that you can google, but remember there all going to have undesirable fee's and high rate's so you may not have much of a choice. 

Most investors just try and throw mud at the wall and see if it sticks.