I think the biggest reason for REI losing money on a property is they lack the ability to accurately analyze Markets. 

I simply thought putting it out there in the Forum might keep someone from unknowingly buying something that might leave you out to dry.

I think you need to start by figuring out what you’re near term goals are - are you wanting to generate enough cash flow to offset W2 income, are you simply wanting to supplement your retirement, are you looking for significant tax advantages etc.

If the house value goes down, the tenant has the option to simply not purchase and you would keep their option money.

Simply ask yourself the question how long will it take you to obtain 25% or 5% down. 

While property taxes are definitely higher here, many investors are still drawn to the state's lack of income tax and the strong real estate market.

.  --- and... these issues become issues for the other Tenant and then turns you into the constant 'utility police' because you constantly have to monitor # of occupants... eww. 50/50 is simple and simply understood and 100% while vacant is also simply understood.

There's a glut of sub2 education/information out there these days, so you certainly won't lack in that regard.Some of our members have done hundreds of them without issue, so just seek those people out at the meetings and talk to them.

So, you can't simply trust them to handle things on your behalf and often communication is challenging especially if they choose to make it that way. 

Essentially I'd like to partner with people that have deals but lack the construction side of things.