Once you have this team in place, you should have the foundation to invest in any market confidently while not being there physically.

I imagine that when details are not shared, operators may feel it's tedious or unnecessary to share with investors or they're not confident with what is going on?

Let's break down the pros and cons of each approach:Forming an LLC in the State Where the Property is Located:Pros:Compliance with Local Laws: Establishing an LLC in the state where the property is situated ensures compliance with local regulations and laws specific to that jurisdiction.Legal Clarity: It provides clear legal jurisdiction and may simplify any legal proceedings related to the property in that state.Perception: Operating with a local LLC may give tenants and local authorities confidence in your commitment to the community.Cons:Additional Costs: Setting up and maintaining an LLC in another state means incurring additional registration fees, taxes, and possibly hiring local legal counsel.Administrative Burden: Managing multiple LLCs across different states adds complexity to your administrative workload, including extra paperwork and compliance requirements.Tax Implications: You may face tax obligations in both the state where the property is located and your home state, potentially leading to double taxation or complexities in tax filings.Managing Through Home State LLC:Pros:Simplified Management: Handling all properties under a single LLC streamlines administrative tasks, reducing paperwork and simplifying tax filings.Cost Savings: Avoiding the need to establish multiple LLCs in different states saves on registration fees, legal expenses, and ongoing maintenance costs.Consistency: Uniformity in management practices and legal structures may contribute to efficiency and ease of operation across your real estate portfolio.Cons:Legal Exposure: Operating out-of-state properties under a home state LLC may expose your personal assets to the laws and liabilities of the other state, potentially diminishing the liability protection the LLC offers.Compliance Challenges: You'll need to ensure your home state LLC meets the legal requirements for conducting business in other states, which could involve additional filings and fees.Perception and Credibility: Some tenants or local stakeholders may prefer dealing with a landlord who has a local presence, which could impact your reputation or relationships in the community.Ultimately, the decision depends on your specific circumstances, risk tolerance, and long-term goals.

Real estate investing can feel daunting, but with a solid game plan and a reliable formula, you'll gain confidence.

My dream would be to buy a run down motel/hotel and fix it up and run an orphanage/foster home. 

But if they are truly confident in your success and the value of their course, I would imagine they would WANT to invest in your deals, introduce you to known LPs within their circle, and even co-sign loans (if and when needed).  

I feel confident that this act isn't acting in the "grey areas" of companies that become investigated by federal governments... if you are insinuating the cause to the former investors distress is something to feel concern that the federal government might investigate upon... well I'd again, urge you to read the entire thread and you will find sufficient evidence there showcasing in transparency, exactly how we operate.... no grey areas to be found there.However I appreciate your concern :) If you have any questions or would like more information about our company and its practices, please feel free to reach out.

I've reached out to a couple I've found online but they were unprofessional and didn't inspire much confidence--and then they didn't have any deals.

I can confidently say some of them have done their homework, solved their equations,  stress tested their portfolios, and are carrying a reasonable amount of debt given their RE niche.  

I’m confident I’ll prevail without any major added expenses but just a fun way to jump right into real estate