So, I invested and the vision/execution is good to where they were just in the past 20yrs. 

I have a few Airbnb properties for sale with creative financing in San Antonio, I'll shoot them your way just in case. 

@Sofia Komrskova@Pete Krusinski@Justin Landesman@Jack Krusinski @Theresa Harris@Tim Delaney

 @Justin Landesman this is tremendous advice thank you Justin!

We are just in Lexington and Louisville.

I always plan to have 6 months of holding costs available, for after I finish the flip, just in case I missed the market.If a lot of houses are sitting on the market for a long time, (can't sell) I'd definitely avoid it. 

If you want to have access to that money "just in case", a HELOC may be better.

But it’s something I tailor the business plan to just in case.So your investor could get caught in having their loan called with not a lot of notice if things change.

I have 4 properties here and we just added 2 more just in the last 2-3 months as the math made sense.

That is just not realistic in this current market.So in my opinion it's important to expose yourself to a large number of deals, so you can develop an intuitive sense of what's reasonable and what's not (and quickly discard the ones that aren't).And it's true that there is no way to 100% protect from fraud (and not just in passive real estate investments but even in public stocks etc.).