When I am submitting a lowball offer I almost submit it in a way that Let’s them know I am super vulnerable and making the offer makes me feel uncomfortable.

Meaning not vulnerable to anything that WILL come up.

So even a 1031 out of state will leave the investor vulnerable to the state getting their tax back after a future non-1031 sale  Not to mentions the added annual reporting requirements.  

I've been apprehensive about introducing myself for a coupe of weeks, but I've decided that exposing my vulnerabilities will help me minimize (or eliminate) them. 

Hey Jermain, I commend your vulnerability but to me, it looks more like a business plan than a vision statement. 

It could be argued that broker/agent deliberately committed fraud by hiding latent defects and encouraging buyer to sign a disclosure waiver, thereby, placing buyer in a very vulnerable position.  

What you just described, at least the way you laid it out, has the seller giving up title to their property for nothing and leaving them in an incredibly vulnerable position.Again, I have no idea what you're truly attempting to accomplish, but it feels like a really shady arrangement you're creating.

These are people in a vulnerable position who would really be hurt by this.

From the pool of inquiries, there would have been much more applicants except I let people know that there were already too many applicants AND that they MUST meet my criteria of over 700 Credit Score, 45 times monthly rent AND have a healthy savings account to weather the lockdown.I chose the best applicant who made $200k per year and had $200k in savings as well as over 700 FICO.Apts like mine in buildings like mine are incredibly desireable now.Basically, there's a huge problem with skyrises and Pandemics.People are afraid that if they get into an elevator that they could be trapped in a small space with someone that has the virus, which will then transmit it to them.Also, the management for the skyrise buildings are not permitting IN PERSON showings AND many are not allowing moving in or out of the building because of the risk of increasing the transmission to vulnerable tenants within their buildings.That narrows down the amount of available apts.Buildings like mine, non-Elevator walk up buildings which are low density and separate Garden Apts, are now the most desireable buildings to own in a Pandemic in NYC, as I am seeing anedotally.However, this is only true if you are in the right kind of City, where most of the buildings will be very large skyrise elevator buildings where there are huge amount of renters.Adding to the attractiveness of low density buildings is the fact that NYC is the EPICENTER of the COVID-19 pandemic.Yes, this is one single datapoint.

Does this leave him vulnerable in the case of a lawsuit?