I also think it's dangerous to bank on appreciation, but in the valley most neighborhoods are appreciating at rates better than 10% annual. 

People that tell you it’s dangerous may be hanging with the wrong crowd, or involved with different circles or stuck in some time warp.

That's dangerously close to the 1% rule, and a lot closer you would get to it than if you purchased a new construction.

Remember, the notion of amassing wealth without investing is a dangerous myth perpetuated by self-proclaimed experts.

Quote from @Samuel Mutschler: This is mental illness, substance abuse, or someone trying to get out of their lease.I would tell them the rental is unsafe and they should leave.

Although I would not do IB on both Vrbo and Airbnb at the same time, because of the danger of double booking and the associated penalties. 

Having the bare minimum can be okay but it also puts them in danger if something should cost the HOA and when that account goes to zero or under 10% they generally raise the HOA fee's.

https://bestdiplomats.org/most-dangerous-cities-in-the-us/As many investors know there are high crime areas in any city . 

@Leslie Hsiung, yes, the word "leverage" in that context means your debt (as a percentage).I'm suggesting that beyond 75% debt, borrowers are entering a danger level, because it's not unheard of for values to go DOWN by 25% or more - and for Banks to then call in the loans!

Flips - especially your first few - can be somewhat dangerous if you misjudge your expenses or run into unexpected expenses.