I was referring to Owner Occupied foreclosures in particular, when warning to stay away from foreclosures in certain states.I agree that door knocking would be the best way to get these deals down.

With these relationships they will steer you to other deals, investors, and also warn you.  

Warning: this exception applies to corporations only.

In other words even if an investment was a "rip off" there were usually signs that indicated such (warning flags) at the time the investment was in the offering stage.  

If we bite off people’s heads when they admit disaster, it suppresses legitimate issues with these techniques.Just for context there is a lot of history with the OP and some of us on here going back years (like the thread I linked to above from about a year ago and several others if you use the search function with his name) with him minimizing the risks of how he was structuring these transactions and some of us being cautionary, warning him that exactly what happened here could happen, which made him defensive and dismissive. 

See Jason Alexander's character on "Shallow Hal" for a perfect example.He criticizes his friends who date attractive partners, accusing them of being shallow or warning them that "it won’t last."

WARNING: you won't like what's written below:1) How well did you screen this PMC?

It seems like there are additional obstacles to success for me since I'll have to do pretty much everything remotely, but an expression that I like, and I'm paraphrasing here, "If the path you're on seems easy, you're on the wrong path"Would love any and all advice, guidance, comments, warnings or whatever else you'd like to share.

I wish you luck but please let this be a warning to ALL investors.

Fair warning, it might hurt.