So in reality you are ALWAYS gambling in the stock market, yes, even with those big names that seem inconceivable to every drop and ESPECIALLY with those because most are so shocked and in disbelief when it occurs that it's only realized after your left with pennies on the dollar because you waited out a recovery that was never coming. 3rd: MATH and leverage.     

ya the one I just mentioned to Jay Hurst was a guy who supposedly had off shore money and would get us a large line just needed to give them 500k.. big dog and pony show at wall st lawyer etc.. they even had shills for references that we called and again just did not pass the sniff test..

The fact that this sponsor used investor money to gamble on high yield unsecured notes leaves a bad taste in my mouth.  

Eventually, they moved forward without issues...but it’s a gamble.

. :-)With that being said what you were doing is definitely a gamble.

contract can be fine but if the other entity or person has access to your capital no one can stop a person who is bent on taking yours from you or robs peter to pay paul  or spends more than they make etc etc all reason these deals go sideways.. gambling high lifestyle etc etc.

Unless you really know Baltimore I consider buying there gambling , not investing .

I wouldn't bet on either at this stage but if you like a gamble...

Trying to weed people out at local REI meetings to be possible mentors is also gamble and a huge time suck.

Myself I had my title company pull every NOD in the MSA which was 4 counties 2.5 mil people. create a spread sheet and they would up date it daily as new NOD's came in.they would give me address  lien position  tax information and lien judgment search.. having our title plants digitized and off shore allows for this data to be gotten in a few clicks.. then when I got my short list I would give them that list about 48 hours before the sale and they would do a date down for me on those..