As long as you don't lose all of your capital, throwing yourself in with the sharks could be the best, and quickest teacher.

Each day you're losing rent.

(New roof, paint, etc) and proceeds even if we paid capital gains taxes could pay down other properties debt including adjustable HELOCS which would double our annual income but of course we would lose a door. 1 property is currently vacant and I anticipate at least $10k to refresh including new gutters.

Manually accounting for the split paymentsYou can also get screwed pretty hard if they do something to lose their housing. 

I've seen many PM's who manage rehabs and sell turn-keys and they often lose focus of the property management side of things.

Whoever is buying these for 90 cents on the dollar and having to go through a BK before foreclosure is going to lose their shirt on these assets. 

We are seeing more and more horror stories pop up from folks losing their investments after pooring them into trash syndicate deals, or buying in C/D grade areas out of state because a YT video or message board post gave them FOMO.

In the process, I would either lose this potential tenant and yet would have gone thru the process esp. when I wanted to avoid getting engaged with the city Like someone's comment elsewhere - the tenants who come thru this program are not well earning, so what is the probability they will 1) stay longer& not have to be evicted and or 2) the payments in time/ partial 3) will they trash the place

I'm also not too keen on a partial note as I feel my position in the repayment if a default occurred would risk me losing it all, since all lawyer fees etc get paid first!

Overall, it could lead to a more cautious approach to buying and selling, with more emphasis on long-term holds rather than frequent exchanges.