You can see how a lot of people in this area started small and are going bigger.

Some people seem to get locked in to one place they find, or a place a friend or family member is selling without really evaluating the available market.In a small town in East Texas I would think your biggest risk is a big player coming to town that can absolutely crush a smaller player. 

I mentor several people, mostly those who are just starting out.  

BP has built a great selection, all of them worth reading and that will help you build foundational knowledge.To answer this one: the words from old school investor Dolf De Roos "seldom sell" and you will find a lot of post on BP from people who regret selling properties in the past.

Red flags for me include people who are overly optimistic without considering risks or those who don’t seem to have a clear plan for their contributions to the partnership.

The only people that win with turnkey investments are the turnkey companies.

What other people get is immaterial to your decision.

People who get evicted could care less about a judgement or the collection process. 

You need to connect with people, form trust relationships, learn from others in your area and you'll be surprised how opportunities open up. 

There are a ton of tools and resources that not a lot of people know so doing some YT watching and their training helps immensely. also, happy to answer any questions you might have on set up / operations.