Whether is taking his "course", paying for the self written articles about his success or aka writing "puff pieces", buying fake Instagram followers, sitting on FB marketplace trying to get someone to pay for a house they don't know is condemnable and pay to have DJ remodel it and DJ never completing the remodel,  him spending an enormous time defending himself in small claims court, and threatening charges on  people that don't know law so they pay what he wants.All of those examples came from either my observation, experience, or other peoples reviews of him.The guy rented me a condemnable property.

I observed a similar scam but less money involved. 

I attended a boot camp once kind of as an observer (because I will not be trying active syndication anytime soon).

However, as you stated, Memphis can vary significantly by street, so I recommend visiting the area personally and observe the specific streets and surroundings, or doing a zoom call with a trusted realtor who has physically been there. 

Again, check to see if this is a "recommend" or "required" observation.

You can obviously find individual deals just about anywhere, but these are observations of the places as a whole

I'm trying to get my tenants to be a little more observant and have considered charging them if they don't catch leaks soon enough.

I previously lived in Katy, TX from 2018 to 2020 and observed significant growth in the suburbs.

A member or manager is NOT PERSONALLY LIABLE for a a debt, obligation or liability of the LLC solely by reason of being or acting as a member or manager. (2)The failure of a LLC to observe the usual formalities or requirements relating the exercise of its LLC powers or management of its business is NOT a ground for imposing perusal liability on the members or managers for liability of the LLC. [1993 c. 173 section35; 1999 c.86 section 10.]

You did not underwrite this on any of your offerings though, so you're speaking from direct experience not by observation.