The "big deals" right now are selling at a premium and all of the players seem to be fairly sophisticated these days.

If you're not an Accredited Investor, you may want to ask the syndicators you're interested in working with if they accept Sophisticated Investors. 

Sophisticated investors live on the edge of the “coin”.

Sophisticated investors are looking for double digit returns which I guess if your buy anywhere you can get as long as you buy a good deal.

WE have had ONE sophisticated buyer who wanted to represent himself.. but he had a back ground In building and real estate.She also just closed another rehabber we did in PDX .. closed today and that buyer represented themselves.. it was a 1031 .. but generally 95% of people at least home buyers for resi purposes still need help.. they are not up to speed.now I can see a big difference in the investment end..

@Derek Robinson you can invest in Multifamily syndications if you are an accredited investor because most of the syndicators accept only accredited investors but some do take sophisticated investors if you are not an accredited investor and you can sit and see the money being directly deposited to your account and also you can reap the benefit of cost segregation and accelerated depreciation and wash off your other passive income with paper loss in apartment investment.

I see a lot of over-sophistication with primary homes.

This could be a larger or smaller outfit but they will be experienced, sophisticated and qualified for the project they are contemplating.  

In the past 24 months there's been a huge shift in tenant perception and it's stunning how little care they have for their homes now, it's sort of scary.

Based just on the facts you have stated here and common sense, you don’t have any legal obligations to reign in spirits.But of course, you might be the kind of landlord who wants to go above and beyond to ensure your tenant’s comfort and perception of safety.