Although I/O looks great; everyone just failed. 

Even a single family builds can vary significantly based on site conditions and required structure/design.

A common bit of advice seen on this site is, "Don't spend $20K on a mentoring program when you could spend that money on your first deal and you'll learn much more."

If Don fails to pay, the bank will certainly go after me, it will at least ruin my credit and will likely take me to court.

If you determine that the numbers look good, make sure to check other sites to see if the comparable property is on multiple sites that may add to the numbers.  

RE is really a small business and the number 1 reason that small business's fail is lack of proper capitalization..

10 years ago my property was 90% VRBO, 10% Airbnbsame property 10 years in using both,now it's 90% Airbnb, 10% VRBOsame property, same pictures on both sites, etc.

I’m even considering buying thick rugs to give the tenants above but even that sucks to have to tell tenants what they need in their home.I really love the community on this site.

Specifically, Sections 4735.18(A)(24), 4735.18(A)(27) and 4735.18(A)(30) require a host of recordkeeping, reporting, and trust and security obligations, all of which we have reason to believe have been neglected by Jeff Swiecicki in connection with the Property Management Agreements.My attorney is still in communication with Jeff Swiecicki and we intend to litigate if he fails to return funds immediately.Based on these factual events and Jeff Swiecicki’s continued unprofessional and deceptive behavior, it is my strong recommendation to avoid doing business with him or any business associated with him.

Many fail because of the real estate as the section 8 program is nothing more than a band-aid fix that's rarely sustainable.