There's now so many out there offering the same coaching and mentorship programs its' become a race to see how far each can embellish their success and guarantees in order to attract their clients. 

Cashflow is guaranteed, Appreciation is gambling, blah blah blah.

Pressure to use affiliated servicesHidden fee structuresPROFESSIONAL BOUNDARIES ⚖️Good QIs maintain:Clear fee disclosuresWritten policiesProfessional distanceEthical guidelinesWATCH OUT FOR 👀QIs who:Push investment productsOffer tax or legal advice without credentialsSuggest "creative" solutionsPromise guaranteed returns on exchange fundsBEST PRACTICES FOR VETTING 📋Check multiple referencesVerify professional membershipsResearch online presenceReview complaint historyExamine years in businessINDEPENDENCE MATTERS!

You aren't guaranteed ANYTHING!

If you give someone over 19% membership interest in the deal, the bank will usually require a personal guarantee from that individual. 

Paying more to guarantee getting the product versus jumping through hoops (short sale) or possibility of now owning it at all (auction).I'm only asking questions to understand!

The insurer does not participate in any of the insurance guarantee funds created by California law.

If one partner unconditionally guarantees the debt, this can sometimes require some side room guarantees to that partner to ensure no one recognizes a capital gain.As a few others have alluded to, there is a secondary problem known as a "debt financed distribution interest expense." 

Point is, risk exists with ALL of it and there is no sure fire "guaranteed" anything.

No guarantees but something to consider.3.