Any of these are potential red flags.Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)Don't allow for your own independent property inspectionAre not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)Require you to pay for any renovation upfrontSell only in cheap. low end neighborhoodsDon't accurately represent the neighborhood/property classificationDon't have consistent rehab standards for all propertiesDon't provide a scope of work for the propertyCan't provide references of repeat investorsRequire you to close before a tenant is in place

It's very easy to make a pro forma, it's a different thing to have those numbers actually be true in practice.

Purchases based on year 2-3 100% projected NOI growth may be in for some panic when the bridge loans expire and nobody wants to lend on a "repositioned" 1.1 DSCR pro forma.

Many have invested in some form a syndication or another, and many are just starting their real estate journey. 

All is well and good if I own a great A class apartment building, but if I overpaid and my worst case pro forma plan has me pushing rents 3%/yr to meet the debt service when the Interest Only expires, the next 6-12 months are going to be rough.

My pro-forma shows a 7% tax burden of the gross proceeds.

Form a disregarded LLC or multiple ones to hold title to your real estate so that if a lawsuit occurs, the LLC will be the defendant rather than you.

Is it better for us to form a C-Corp, Real Estate LP, or a normal LLC for the operating company.

Yes, but only if markets don't tank simultaneously, and you will have to resign your self to limited returns on that cash.Remember that when doing a pro-forma for investing, banks conservatively calculate 30% vacancy.

The DRE has come out with a new form as of today that is called the Coronavirus Addendum/Amendment (Form CVA).