I share that personal story, not to throw shade on any who have had a bad experience with bad tenants on the program, because they do exist, but to shed light on how effective and life-changing it can be when the users leverage it as intended, and the landlord also gains by housing those types of tenants.

There are some potential downsides to a TIC, but they can be an effective solution for the right situation. 

The free marketing is not effective in a competitive market neither is the marketing strategy.

It is a hassle of course to log into each account to check on transactions, balance etc.

Find a buyer who will offer you a typical standard transaction or you may be messing around with a seller financed deal for 6-12 months and then it falls apart anyway.

Does the effectiveness of each vary by location?

In the world of commercial real estate, especially for those of us involved in wholesaling, hard money lending, and larger commercial transactions, finding truly qualified leads can be one of the toughest parts of the job.Unlike traditional real estate, commercial deals require a more complex understanding of financing, deal structure, and the unique needs of clients—many of whom are investors looking for specific ROI targets.

I just went through an excruciating transaction with Don Wenner and DLP.

This includes the two appraisals at $500-$750 each.Attorney costs are usually $1500-$2500/transaction, including lender's title policy and whether it's a new policy or a true refi.

The free marketing is not effective in a competitive market neither is the marketing strategy.