A lot of realtors give good ones a bad name but I can also tell you I get people who ask me for off-market some of the time and this is how the convo normally goes: I explain, "sure but I can also show you homes, set you up with the MLS and - NO NO Pete, we only want off-market.

What metrics you have used normally with the understanding every market is different to determine if the investment if good or bad?

I simply shook my head.Unfortunately social media has made it easy for these bad actors to get in front of their target clientele and it's normally the  clients who have no liquidity, poor credit and very low chances for success to begin with in this business and put these courses/mentorship on their credit cards who fall even further behind. 

U either pay for assistance OR you can do what I have done and give larger than normal returns to your seed investors to get the deal going.. then when you have track record you can back off how much your giving away.

Or maybe this is just the new normal.

They do have some options for building up (see three story image below) but we created an apartment that consists of studios units, in the standard 16x74 foot modular home rectangle.

I love real estate investing and love the opportunity it can bring to normal people. 

Personally I would never go past inspection period without stepping foot in the property.

(I have not signed and returned a copy to the tenants) Within the past week or so while renovating the vacant unit, Ive noticed an unusually high amount of activity pertaining to one of the occupied units i.e. vehicles stopping at the property for short periods of time, the tenant leaving as a passenger in a vehicle, then returing on foot, different people coming and going on foot.

I am betting that those with the biggest regrets are those that bought at the wrong time expecting COVID level occupancy was normal and those that didn't take the time to learn what it takes to run a successful STR.