Worst case scenario I have enough equity that unless something devastating happened that ruined my personal credit, there is no reason I couldn't at least get equity lines if the banks no longer wanted to offer me commercial loans on these properties.

For example a cancer survivor with bad insurance coverage will have a ton of debt and it's probably all past due... because they have to pay rent first.

My point here is that 'forced equity' (equity you create by rehabbing a prop that needs work, thereby increasing its market value by more than you spent on the rehab) isn't actually money in your pocket until you sell, and markets can be fickle, contractors can overcharge, surprise issues come up, bad PMs can ruin your investment real quick.

No broker is going to ruin their reputation by suing a client and spend at least $10k in legal fees to do so in order to make $1k.Like many contracts, this is more-or-less a "gentleman's agreement", one made of mutual respect for the business relationship.

His model is alive and well and will continue to ruin investors. there is no way it cant even if they rehabbed the homes you simply cannot buy the cheapest ghetto homes and expect solid returns.. and your running a high % chance of losing significant money.. your asset is only worth what they paid for it after its been trashed a few times.. 5 to 15k max just what they paid for it from the local wholesaler community.  

Slumlords who ruin a neighborhood and ***** about the police.

This is an old topic.The key is NOT Dodd frank issues but the park manager can ruin your business in a second.  

The divorcee can ruin your life.

Water was gone when we bought it but the basement was ruined.  

I'm getting vacancies soon of the lowlife and section 8 in 2 of those units, but I'm still unsure about simply putting down more carpet to get ruined.