Because so much real estate in the US or Canada wouldn't be profitable without ultra low interest rate (as many investors are discovering lately), we are obsessed with getting cheap financing.

Just the last 20 have been so abnormally low we have gotten used to that normal.Folks also forget what started us on the ultra low rate cycle for  the world economy to crash in 2008. 

I highly doubt Paces team does anything more than sell you his system.. no way they are vetting potential borrowers of small EM deposits  :)  many beginning wholesalers do wholesaling because they have no money or credit or credit is tarnished etc.. this is ultra high risk en devour to be loaning money like this to people you are meeting on line..

If anyone tells you that you can get 15% cash-on-cash it's either a scam or ultra high risk. 

However, your unfortunate ultra conservative approach may work, but it won't work for all.

The peer to peer lending platforms as well as the real estate crowdfunding platforms are not having their investments chosen by Warren Buffet, or for that matter any money/investment manager employed by the big pension funds, endowments or ultra wealthy individuals that RDPD is always alluding to.  

The Smokies are a favorite of mine, but beware it is an ultra competitive market. 

Besides being worried at adding complexities to my properties, I genuinely don't really know what people want, because when I travel I'm not spending the kind of money that people are obviously spending at these ultra high cash flowing properties.

We raised them in a fantasy ultra-Marxist nirvana concept that not only does not exist but has never existed in the world because in literally every attempted iteration ever taken of any size of scale, be it commune or country, has failed miserably. 

If I'm looking to househack with my family (I had a toddler and a newborn the last time we did it) I might be interested in 1/3 of these neighborhoods, of which a few will absolutely produce some income (assuming you're number's aren't ultra-conservative) upon moving in year 2-3.