They have rules and best practices about how we put these deals together which has collectively saved us from much of the pain being experienced right now in the multifamily space. 

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

Just because a technique for acquiring or earning money is popularized by gurus and practiced unethically by the gurus students does not mean that the technique itself is a scam, unethical, immoral, or that the participants aren’t honest.   

It should be common sense that if you respect your tenants, understand the culture and provide a positive and enjoyable experiences, in many cases that is reciprocated.

Without reserves, they might be unable to evict tenants or prepare the units once they are vacant.Great points—walking the property and speaking with tenants during due diligence is a practice we now prioritize, along with running tenant histories through eviction databases.

I self-manage, but I understand that's not a practical option for most people.

Also, check to see if your jurisdiction is practicing "Just Cause Eviction", which went into effect statewide earlier this year for municipalities that which to opt in. 

Quote from @Alan David: i HAVENT MENTIONED THEIR PRACTICE OF WITHHOLDING ANY FUTURE EARNINGSON THE INVESTMENTS ONCE YOU MAKE A DISTRIBUTION REQUEST, IN MY CASE THAT IS TWO YEARS( SO FAR) WITH THE FUNDS JUST SITTING IN MY ACCOUNT DOING NOTHING.i IMAGINE IF THEIR FUND HAS A LOSS i WOULD BE  SUBJECT TO THAT TOO.  

For what it's worth, I'm no longer insurance licensed since I took my practice fee only.

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.