I would say if those are the true numbers, the place would have sold instantly already.Purchase of $179k and rehab of $150k to get a value of $735k is almost unheard of.Main red flag is that something else major is wrong with the property.  

Any red flags to watch for when structuring these deals?

You don't know all of the people living there so that's a big red flag as well.

Agreed, the American people voted for what’s going on.

Per this NY Times article, the average American knows around 600 people.https://www.nytimes.com/2013/02/19/science/the-average-american-knows-how-many-people.html#:~:text=The%20average%20American%20knows%20about,do%20you%20know%20named%20Kevin%3FPer the US Census Bureau, the average American moves 11.7 time in their life, which based upon an approximate lifespan of 84 years, works out to be about every 7 years.https://www.census.gov/topics/population/migration/guidance/calculating-migration-expectancy.html#:~:text=Using%202007%20ACS%20data%2C%20it,one%20move%20per%20single%20yearSo, if the average American knows 600 people and they each move about every 7 years, that means that the average American knows around 85 people that move in any given year.How many of those moves do you want to be involved in?

Are there common red flags you’ve noticed?

I don't wave a red flag in front of the lender daring them to call the note.

Specifically, the sponsor, Nelson Brothers Professional Real Estate (NBPRE), and later Nelson Partners Student Housing, NB Private Capital (NBPC), Versity, Versity Invest, Versity Investments, and Crew Enterprises (constant rebranding/renaming to hide past issues) had yellow/red flags about them before I invested in 2017.

Red flag for sure.

Selling a primary residence and then buying it back as part of a 1031 exchange could raise red flags with the IRS.Your parents have a valuable opportunity to defer a significant amount of taxes by utilizing the $500,000 exclusion on their primary residence.