This is an investment, not a get rich quick scheme… Compared to how much you can generate in the long run, the upfront investment to join is more than fair, if not a bit generous, in my opinion.

Just like in 2021, or so, every other instagram ad I was seeing was someone selling their crypto trading scheme.  

 - the rent control will require paying tenants to rehab but that is fairly low cost in the scheme of the rehab value add and sell

Many of the deals are falling apart, distributions "paused" indefinitely, people complaining about losing their principal and guilty pleas in a case against a syndicator that turned out to merely be a Ponzi scheme. 

If new broker says they can't list, ask them to provide written documentation why they won't, as it could help you in any court case against you or your house if you can say the wholesaler has damaged you by you being turned down from listing and selling your house at a fair price once you understood their scheme and let it expire.

Building wealth through real estate is not a get rich quick scheme, and you should look to project 3-5 years out to really see some great gains. 

Susceptible to all of the items listed above, plus snake oil schemes, and outright frauds.Also, the "Double-Downer" - They DO get started, but once started, can't stop, and just continuously raise more and more money, for ever increasing "doors", and bigger, and different deals.

I dont think i ever ran into the kick back scheme

Leader of Real Estate Investment Firm Admits Role in $658 Million Ponzi Scheme and Multimillion-Dollar Tax Evasion ConspiracyAnyone heard of these guys?

Sure there were still bad actors but it was harder to run a scheme.