Multifamily is not immune to changes also and has risks associated with it.

Your just hard pressed to find anyone to acknowledge or admit it.we had one ( one of my clients here in PDX) were he was doing a pop top and full gut underneath house fell in on itself.. no chance to recoup.. 80k loss.. gave it back to the first lender. who was loaning illegally in Oregon @Nghi Le probably knows the company.and in Tyler's home town I personally foreclosed on over 200 SFR's that out of state folks bought prior to 08  could not make a go of it and lost it all... rentals are not immune.

I had clients with 4 plexs in PHX that sat completly vacant for year or more.. there simply were not enough renterssame with other markets.. so the thought that cash flow rentals Levi T. are immune from dramatic changes in the market place is flawed thinking.. some areas no problem others there where complete meltdowns.  

Drug lord just like a roaches that has already immunized from PM notices and Police.

Newly rehab properties aren't immune to maintenance. 

We were somewhat immune to the downturn as compared to other markets.On a more micro level, I look for things like:- Strong school systems - Big box stores moving to the area- Residential development in the area- Ratio/ demand for housing- Population growth- Job projections- Foreclosure/ Short sale inventory- Steady increase in median home sale prices- High volume of Hard Money Lending :)Just to name a few

Does anyone know if in Florida when a bank takes a home back via traditional county foreclosure auction, is the bank "Immune" (for lack of a better description) from liens (All?

The psychology of these 3 day pitch meetings if you don't know what they're doing is this...Supposedly they are giving away free training to implement but they're holding back.And they are "conditioning you very subtly" over those period of 3 days.I've seen this for over 30 years and are fairly immune to their psychological devices.I really believe that "anything of real value" that they're saying can be found here at BiggerPockets.There's so many distractions in real estate investing, there is always a "new shiny object", always "some very urgent and important thing to learn".If more people would just focus on one strategy, or get a coach that's reliable and proven, and listen to that coach and not focus on other things, chances are they would create some profitable business, and be happier and not confused.I think wholesaling and retailing- rehabbing is not a good place for many people.I think learning how to talk to sellers and offering them a cash offer and a terms offer is the way to get started.Terms offers include subject to, wraparound mortgages, lease options, installment sales on free and clear houses, and more.

This should be carefully drafted to reflect the ownership percentages and any special provisions agreed upon by the original owners.Liability Protection: Forming an LLC can provide liability protection to the members, but it's essential to understand that LLCs do not provide absolute immunity from liability.

You get immune to certain issues after a while.