If you ask them to write an offer, don't disappear for weeks at a time after you make the offer. 

Todd Millar is just trying to disappear as if he never participated, taking no responsibility for all the money people are asking for back.

I would much rather deal with someone like him who knows what they are doing and speaks the truth rather than someone who spews out a bunch of feel good crap just to get your money then disappears..

We all know the issues with trying to predict appreciation but with how he says (and I’ve seen) that land is disappearing in the area I feel confident that 5% is a solid number to use.Between cash flow and appreciation, I believe a person would be coming up 21,000 a year.

You are easily verifiable and people know you can't scam them and just disappear like these anonymous/fake Facebook profiles. 

The good ones always seem over time to move on or disappear.

They could all disappear tomorrow putting their $ in jars and I doubt the banks would even notice. 

That isn't going to help your sale unfortunately as the next owner isn't buying a business really as once you leave, the business disappears.

What is the customer to do when you, the contractor, takes my $5k and disappears into the wind? 

Tenant will simply file for bankruptcy or flee or disappear and not pay a single penny.Landlords have zero rights in California, while tenants have all the rights.