Hi Michael, I have found value investing in Cleveland, OH because it is home to Cleveland Clinic, lot of good neighborhoods, landlord friendly laws, stable appreciation and good cash flowing properties.

After I did find the coverage I am getting notifications from the insurer that a long litany of minor issues must be addressed (at almost every house). 

So as long as I paid no issues.. and most of those I sold on wraps. when i started buying homes via sub to I did over 100 of them..

In the last 18 months various states have instituted new rules, regulations or laws related to (1) need for licensure to wholesale (2) restrictions on marketing of a property in which you do not have ownership and (3) disclosure requirements when dealing with a homeowner that makes it clear to the homeowner that the contact signed with the wholesaler is not a definitive “sales” contract, therefore making it less likely home owners will sign4.

I have no issue with the rust belt cities.

You can wind up with title issues if you are not careful. 

While tenant laws are tougher, the tenant pool is generally much higher quality.

I remember years ago our attorney reviewing one such issue for a client that was coming over to us. 

The deal was legit, the sponsor was honest, all laws were complied with, the deal didn’t work as planned.  2.

I’m going to disagree with @Chris Seveney and say whether an assignee could force a sale directly would be a state law issue and heavily dependent upon the contract terms.