Thanks @Suzanne Player and @Jacob St.

Quote from @Suzanne Player: We hold them monthly, our next is posted on Bigger Pockets here:https://www.biggerpockets.com/forums/521/topics/1080219-december-2022-real-estate-meetup-assorted-topicsYou can join our Meetup page for Real Estate Rocks & get notified automatically when the next even is scheduled at:https://www.meetup.com/real-es...I wish I was able to go tomorrow but I will have work.

Once you some solid players around you,  you will have a better idea on what to do.

It's our belief that one of the larger risk factors is if a REIT or regional player drops a 70k-200k sqft facility down the street.

Now neither the attorneys that market these awkward, convoluted, expensive and administratively burdensome constructs, nor their victims who can't wait to jump into them at any price to prove to the world that they are a chest thumping real estate "player" would ever even begin to contemplate risk mitigation through the excercise of basic business due diligence activities. 

I've also looked at Lynchburg, which does have a lot of positive cash flow houses, but Liberty University seems to be the only major player there. 

Way south, that newly approved casino resort will begin construction at some point soon.

Prices are a bit higher but there is a large demand for jobs between the Sub Base, Electric Boat, National Guard, casinos, etc.

Its like sampling a NFL players 40 yard dash but for apartment underwriting.

Yes, can happen in the U.S. but these issues are more transparent, more competitive so the playing field is felt more fair for the average player.