Do the above first.I don't track Minneapolis, but did part of the city get damaged, burned and tenants left? 

Obviously people can get deals done with little or no money down but as a new investor I think your time is better spent getting your financial house in order so that when you go to a bank with a deal you are coming from a position of strength.I kind of chuckle when I see folks who have poor credit scores, no money saved and are looking for advice on markets to invest in. 

Again, people don't understand it, but they think their opinion means something regardless.Second, from what I've seen, Renatus provides *COMPREHENSIVE* education tracks on particular subjects. 

To answer #1, a track record with historical results you can show, a pitch deck that has a business plan with it, the sponsor putting in substantial equity...

Credit?

Real estate sites like Zillow and Redfin track home prices and sales activity, indicating rising areas.

You're on the right track considering using depreciation to offset your 2024 capital gains, but there are a few important details to consider.

I have another property under a management company which will probably put them through a credit check/background check.

If you’re managing this process, using a platform like Agecroft Capital can help streamline the tracking of payments and equity as you go.As far as the risk? 

Hopefully you have other, better qualified applicants to go with or can deny this couple on something else (credit, income) so you don't have to deal with their nonsense.