Let's look at each:MATERIALSMaterials are actually the easier of the two to understand & monitor - as long as there's a decent amount of transparency about the materials needed. - Once an owner knows what materials are being used, they can then check pricing at Home Depot, Lowe's, etc. - Some materials for bigger jobs, like concrete, are harder to check pricing on.

No it doesn’t, it’s just how he played the game back then.

Agree 100% especially if they don't have capital and a capital sponsor wants 75% or more - something better than nothing especially when you don't have skin in the game 

The game has changed, and you have to be more proactive than ever to uncover solid opportunities.

I think spending some time and resources on learning the House-hack or Flip strategies would be a game changer.

There's a monthly cash flow 101 game in Bloomington through MN REIA.

I’m an investor and student of the game when it comes to building passive income and a solid portfolio.

You might have somewhat of a case against your Home Inspector - they have E&O coverage (Errors and Omissions), but basically this is a buyer beware game.

Honestly, it seems like you’ve got more skin in the game than I do since I’m just getting started as a bird dog, but I really admire your approach.I think your focus on tax-efficient strategies and building a reliable team is spot on.

Despite if it works and or what anyone says... arbitrage will always  have a special place in my heart since it was what got me started in this RE game.