Hence the reliance by the buyer on a title insurance policy to indemnify them in case of a covered defect. 

Reliance on MIAs is a daily occurrence, which I think belies your argument that identifying defects is rare.I would appreciate it if you can tell me how you can tell by reading a deed if it's a forgery or if the grantor was incompetent at the time of signing?

So a blind reliance on the 2% rule may blind you and this is the challenge buying out-of-state properties from turnkey providers.Cash flow properties to me is not a long term strategy.

I would surely ask for evidence of all of that, but should their lack of ownership experience and their reliance on a guarantor be a concern / redflags?

Either an IRA LLC or a Solo 401k (if eligible) can provide low cost, immediate transaction speed without the heavy reliance on a custodian.

Syndication, pooling funds for real estate investment, is an option with benefits like diversification but comes with risks like illiquidity and reliance on the syndicator's expertise.

But also wanting them to learn independence and self-reliance. 

Even today, capital expenditures in the oil and gas industry are well below 2014 boom levels pointing to the reduced reliance on oil and gas industry.To answer your question of whether homes with suites or small multi family is better.

As a wholesaler on this transaction, I am trying to support my buyer's contention that the seller did not adequately disclose all the issues with respect to the condition of the property which include possible reliance upon an inadequate asbestos report, issues with tenants refusing to vacate, etc. but at the same time know that he executed an as-is contract.

Illustrating this trend, Reliance Management bought Gainey Center II in Scottsdale, Arizona, for $175/SF ($26.5 million) from a joint venture between Goldman Sachs and Lincoln Property Company.