The problem is that agreements affecting real estate must be put in writing because of the statute of frauds, however you have detrimental reliance as a possible equitable claim to by pass that. 

Some markets appear to be over heated:Home-Flippers Reliance On Leverage Rises To Highest Level In 9 Years Jun 8, 2017 11:15 PM“Home flippers financed an estimated $3.5 billion in purchases for homes flipped during the quarter, up from $3.3 billion in the previous quarter and up from $2.4 billion a year ago to the highest level since the fourth quarter of 2007 — a more than nine-year high.”The explosion in home valuations in urban markets like Brooklyn, Washington D.C. and San Francisco has inspired real-estate speculators to search for the next big score, with the highest percentage of home flips completed with the aid of outside financing occurring in Colorado Springs, Colorado (69.3 percent); Denver, Colorado (54.8 percent); Seattle, Washington (51.6 percent); Boston, Massachusetts (51.3 percent); and Providence, Rhode Island (47.3 percent).Matthew Gardner, chief economist at Windermere Real Estate noted that escalating home prices in Seattle forced flippers to rely on financing their purchases.

Cities with greater density and reliance on public transportation are naturally going to be places where disease spreads faster. 

Yes, you will pay into this pot of gold through maintenance costs, etc and there is a heavy reliance on appreciation, but at the end of the day investment is a risk vs reward equation.I have personally used this method 3 times and the tax free money that flowed into my pockets could never be matched by $200/unit monthly cash flow figures. 

Exact cost of carpet, flooring, water heaters, HVAC.My ignorance of costs, reliance on a manager, and hesitancy to interact w my  tenants cost me.  

My one and only problem with using any of these platforms are it's reliance on AirBNB data, which is often not the primary booking platform for many VR's.  

Historically, Phoenix was particularly prone to the effects of boom-and-bust cycles due to its reliance on consumption-driven industries, however, the recent growth of more diversified industries in Phoenix is quickly building the city’s resiliency to economic cycles.

But to say that any animal evolved into a human does not have any basis is facts to back this us and it is only opinion and or theory.Just as you can say that humans domesticated dogs or that dogs evolved unto a reliance upon humans because it was a better way to get their food than always fighting for it.

Another problem with sole reliance on insurance companies is their frequent refusal to pay claims, then requiring you to deal with two lawsuits, one to defend yourself, then another to sue the ins co.3) Corporate entities also provide additional tax sheltering benefits.4) Provide vehicles for protecting & transferring wealth to family.5) Provide protection of your investment assets from personal lawsuit (You are sued from an automobile accident).6) Provide privacy (though not complete I must add).

This is why relationships are critical in syndications and not as much when investing in a typical mutual fund/ETF portfolio.Don't mistake a rising tide - the RE market being up for 9 years - for operational intelligence. not directed toward @omar khan, but just to leave here as information a post I made in a thread a month ago that is appropriate here:when I first started researching investing in syndications, one of the first web pages I found was this:http://www.nasaa.org/22284/informed-investor-alert-private-placement-offerings/ Private Placements and the Risk of FraudEntities raising capital through private placements often have a limited operating history and typically have more modest revenue streams than larger companies.Because private placement offerings made in reliance on Rule 506 of Regulation D are not reviewed by regulators, they have become a haven for fraud.According to the most recent enforcement statistics from the North American Securities Administrators Association, private placement offerings are the most frequent source of enforcement cases conducted by state securities regulators.