First question I always ask is who audits your financials and who does your books and send me what your reporting looks like.

Crime rate is high in this neighborhood.

Prior to viewing with clients, I am usually have an idea of the general area, vacany rates, market rents, and property types that suitable for LTR.

First red flag is if they say that they will shop your deal with a few different investors.  

(To clarify, the metric I'm talking about isn't true cash-on-cash or cap rate, under strict definitions.

"Boots on the Ground" is much more valuable to you as a first time investor than looking at demographic data.

What's labeled Private Money in the market - an individual looking to build a lending shop by using personal funds - this is out there but these guys are not cheap on points or rate and they have rules and guidelines like anyone else, so really the difference between them and hard money is nothing other than appraisal perhaps. 

This is the default setting for guests so people will see the AI-pulled reviews first no matter how many recent reviews you have. 

What is your rate currently?

You may have to wait until the first 4-5 generate enough cash flow to buy the next one.