That off-marketing deal finding stuff is not my cup of tea, personally. 

It also has an unusually high concentration of 2-4 family multi-family options to make your dollar go a little further, if a duplex or fourplex is your cup of tea.

In most spaces there are bad actors and or inexperienced sponsors.

if we stop reading the news, social media, do not have cable/tv, drink milk tea, watch fifa world cup, the world is just okay

But, as we enter into a down cycle (we just don’t know how bad it will be yet) “experienced” and inexperienced people who have done Creative Finance Deals can find themselves underwater and missing payments and in deep trouble with the law.

The bank might sell the property for $22M provided the NEW buyer can write a check for it.So whatever distressed assets are out there, inexperienced investors won’t be getting them.

If you're set on investing out of state, I'd recommend reading this article by David Greene for starters: https://www.biggerpockets.com/blog/core-four-real-estate-tea...If possible, it's a good idea to visit the market you plan to invest in to familiarize yourself with the area and it's also a good way to network.

The other challenge raising money today is the number of inexperienced sponsors going under, which is causing people to be a lot more cautious.

I'm inexperienced in real estate funds (though I've been involved in other crowdfunding)... what do you guys consider to be the worst case scenario with him?

Not only is this type of scenario conceivable, it happens (often to inexperienced investors who end up bringing their nightmare property stories to this very forum, asking for help!)