Insurance is definitely an issue there, and will continue to be.

One requirement for this loan product is that the rehab must be completed by a licensed and insured contractor approved by the lender.

With insurance rates going up, best to find areas with the lowest operating cost.

Hopefully your lawyer also mentioned insurance- title and hazard.A quitclaim deed transfer can hurt your title chain and title insurance. 

Start their own consultancy (either recruiting agency since they are the top recruiter like I did, or if they were pentesting for different clients like banks, fortune 500, etc, they start their own pentesting consultancy/firm). 

If you want to get a clue about places to avoid investing look at states where insurance premiums have jumped or where homes are uninsurable. 

I reduced my responsibility to only taxes/insurance while the tenant buyer does the maintenance, pays utilities and makes monthly payments to me. 

Plus by going with you, they won't have the benefit of an agent's errors and omissions insurance, the support of their brokerage, and the experience an agent has in protecting their clients from everything that can go wrong in real estate transactions.

I'll save you the details but...Per door cost: $63,300All in Cost: 700kTotal Revenue: 137k(ish) annuallyNOI: 65-73% (in the expenses we included: insurance, taxes, $75/month per door repair expense, management fee 8%, grass cutting, & a misc fund for random crap business license, etc.)Now...

E&O insurance, MLS fees, electronic lockbox fees, association dues, contract fees, every software agents use.Many of these fees could be close to doubling by the end of 2026.