You guys really have to read his explanation (and answer) to your *exact* question there.But you should also know what you are doing.He can prove it to you if the sponsor keep buying and selling MF within 2 - 3 years you are actually losing money with all the transaction cost.

Some properties actually lose money each month but gain value through appreciation.

@Will F. some of this will depend on what you have to lose if you were sued.  

We see threads all the time about people losing money and how after they add expenses and vacancies, etc. how they go in the negative.

Some of the ones many of our new, and experienced, investors alike are choosing are Memphis, Little Rock and OKC.Why are they choosing these markets as a starting point? 

The podcast also talked about insurance claim re-housing where families lose their homes to a tragedy and get replaced through their insurance.

Selling off part of the land could free up some cash without losing the whole property.

They aren't going to magically improve and start abiding by the lease terms but I think there is definitely a possibility that the situation gets worse.I think that's a good point.

(End)Unfortunately, HOAs are often ran by individuals who are not the most knowledgeable on regulations, accounting practices, and more - and property managers do not want to intervene for fear of losing the contract. 

Lots of leg work, calls and emails, but if you can find a few deals that could get you started with enough capital to get into your first deal on your own.