I also have geologist friends in the field and considered throwing them some cash and letting them do their thing, but drilling can cost millions and wouldn’t provide diversification, so i am not on that level.For mining operations, the only one I could find was Klondike Strike by Red Cloud.

It would cause red flags or something like that to IRS.

Yellow Letter with Red FontB.

When established in the correct order the Land Trust doesn't trigger the same red flags with the Due on Sale as the direct transfer of a deed into an LLC, and the Land Trust can be created in such a way that your name does not have to appear on public record for the property - you can have your attorney sign for it as a "nominee trustee" until it is formed and then have it pass down to you after the signing is complete.This is a much more flexible system that works at large, but if you can find a bank that works direct and favorably with an LLC that is generally a bit easier (though your name will still appear on public record for that property.)This isn't legal advice, just my opinion as an investor.

I see garbage homes flipping for 500-600k like in 2008, the same that were selling 200k 4 years ago; that's enough of a red flag for me.

Unless you think you can make a 60% profit return on your $50k you will come out in the red. 

I was notified of a live stream today at 5pm EST (5 Rental Property Investment Red Flags), I couldn't make it, so I was hoping there was a replay. 

Come bold right out of the gate or they will run you over

The first red flag should have been an international wire transfer.

However, one thing I would add is that, when vetting a Sponsor/deal, their acknowledgement and analysis of a "bad" situation is certainly welcome.For example, a sensitivity analysis that supports say a 2-3% return even if occupancy and rents don't come anywhere near projections, is still relatively attractive given potential returns on other investment vehicles.If a Sponsor you're considering is all rainbows and sunshine, I would take that as a red flag and move on.