My parents are scared the politicians will attempt to repeal this proposition ...

That's an entirely different proposition (especially for an investor) than a full-recourse loan where they are on the hook for the debt (not their investment) if you default.

First, I enjoy working with both realistic newbies , seasoned investors & developers who understand win-win propositions.  

Sounds like a can't lose proposition to me.That said, I believe the millennial generation will be a generation that rents far longer into their life than their parents did as they are waiting longer to marry and tend to be more transient in their 20's than their parents were.

I had a suggestion/proposition...Thought it might be nice to create a photo gallery on BP for rehabbers or even those doing buy and holds with photos to show completed projects.

So, back on point here, yes you are correct to say that doing business with family members is a risky proposition!!!

But, you need to understand from their POV this is probably a risky proposition.

You can also message area hosts who have excellent reviews and proposition them.

Not to mention that it's not exactly an easy proposition for a rookie to manage a value-add rehab out of state.  

The water utility wants to see either a HUD-1 or a signed lease if you're a tenant, so again not a difficult proposition.