Any advice on how to proceed cautiously in these times?

So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

Watch the house to see if they abandon it, which they probably will.Buy some books and educate yourself on how to be a better landlord.

But let me say a few things from someone who has processed a lot of partial Roth conversions post retirement.  1) When & how you contribute to Roth assets is primarily driven on your current tax state. 

@Paul Zofsak how will you prove in court that the tree was NOT in good health?

Everyone thought I was nuts and, while I did my best to ignore it, I'm sure it impacted how aggressive I was in the end. 

How long did it take you to earn your money back from the program? 

I know there is surety bond process and there a a few companies that appear to offer a service (Like Rhino)Furnished Finder has a new feature called Worry Free Waivers but when I tried  to better understand their process, it was clear they have not done a good job of vetting this out. 

Try networking locally with HML's who know the market. 

Didn’t have that words, knowing the situation, lost my game face in that moment and I knew it.