I hear risk mitigation and taxes often....from what I understand (but could be wrong) pass through entities like LLCs don't impact taxes all that much and a good insurance policy is much better on the risk management front than an LLC that may or may not be ran properly.

The average tenants (pay on time, unit is well kept but not to level it can pass for owner occupied, virtually no tenant drama) pay market rent.  

Virginia just passed a law requiring wholesalers to have a real estate license.

But no one that stupid is going to ever get to the point where they are entertaining a 100-unit, so there's no point in trying to market to that person, they don't really exist at that scale (and, to they extent that they do, they aren't falling for real estate scams, they are falling for crypto/nft/blockchain/ai [+ next years buzzword, whatever that is] type scams). 

You might be able to find a hidden gem that people have passed over.

It took a few decades to go from a hype to the backbone of almost everything from commerce to entertainment. 

But I think people tend to look at what a rental property is going to do in year 1 and just pass it by.i.e.

Not that these things keep the house from passing for a VA Loan, but that you don't have $5,000 in cash to do the Upgrades .....

Now that you've passed on the deal, can you disclose where the land was located? 

In their view, to be a licensed agent, you must learn the laws, pass tests, comply with a supervising broker and pass a background test.