08 to 2o12 wiped out a lot of entitlement companies.. buyers all walked.. there was a big one here in Oregon and they did not survive. 

Legal and ethical implications: Agents engaging in such practices may face:Legal consequencesLicensing penaltiesEthical violationsThese actions ultimately harm consumers by restricting options and potentially inflating costs.The new system, allowing buyers and their agents to negotiate commissions directly, promotes transparency and fair competition.

Quote from @Victor Lin: Hey all, I have been living in Seattle for a little over 2.5 years now and I like to think I know the North Seattle area pretty well and would like to finally begin my REI journey here.I am looking to connect with other new or experienced investors in the Seattle area to mutually learn off each other and ultimately just gain more knowledge.

Ultimately, he was making $2,100+ a month per unit!

In some instances, it was difficult to locate the source of the high water bill, but ultimately, it was discovered that there was some leak on the premises.

And someone said it before but make sure it aligns with your "why", don't just do it willy nilly and think you can just make a quick buck, what is your ultimate goal and which strategy will help facilitate that? 

No control over stocks.Of course, real estate has downsides too (maintenance, vacancy risks).Ultimately, the best choice depends on your goals and risk tolerance!

Ultimately, you should choose the option that best supports your financial well-being while striving to keep the relationship amicable.

Your 1031 will ultimately be only as good as the individuals directly assigned to your exchange.  

Just for the record I bought my property in Ocala in 2017 for about $145k (3/2) and it had survived 2 hurricanes, appreciated $100k+ and has rented very well so she wasn’t remotely close to being correct. fast forward a year or two later and I got an email that Wagner had split from Jean and “borrowed” all her contacts and they are no longer associated with anything he markets.