Without membership association I lose access to the official forms and the software.

If you own a business that you have no understanding of, how in the world do you expect to not lose? 

Out of state investors can make a ton of money in Cleveland, however, they can also lose a ton of money even easier.

Then your strategy of offer full price and then negotiate down / what if they say we will fix the repairs then you would be forced to close and lose your EMDNot sure where you came up with this but many will view components of this as unethical and why investors get a bad rap from politicians

All three properties have positive cash flow - not a lot, but I am not losing money.  

If you don't want to spend time or risk losing money, LTR and multi-family is rather safe.

Padsplit people try to sell you that it's only a small portion of your income (1 out of the 6-8 members) vs if you do long term, you are losing 1 of 1 income. 4.

This is why you need to do a ton of due diligence on them and make sure they have skin and the game and something to lose.

But, I do feel bad for the students, since they are the ones that typically don't have the money to lose, but also get suckered by gurus that they can make hundreds of thousands, if not millions, by investing in real estate.

A lot of deals fall through in due diligence and if I have to liquidate early I could lose out on significant gains.