The GP is directly or indirectly advertising these "investment" thru social media , biggerpocket or calling every phone number that they had.

If they are not willing to do that you can always find another agent or put an offer in directly with the sellers agent.

(I wrote about it in this thread.)The New York Times has indirectly addressed your question a few times -- in this 2019 story and this 2023 article -- where they discuss areas that will fare better in an era of extreme weather and climate change.

("No person shall engage either directly or indirectly in the business of a real estate broker, broker-salesperson, or salesperson, temporarily or otherwise, and no person shall advertise or represent himself as being authorized to act as a real estate broker, broker-salesperson, or salesperson, or to engage in any of the activities described in R.S. 45:15-3, without being licensed so to do as hereinafter provided.)

And, please do let me know if you can recall where an expensive course was promoted, directly or indirectly, especially anything in the last year.

Some providers do not like to do a direct rollover and instead do what is called an indirect rollover or a 60 day rollover.

Yes, you can potentially use a bad debt deduction to offset your taxable income, which can indirectly reduce the impact of capital gains.

It is much easier to use their online business account application and just put my name there as the indirect account owner, and put in the 401K's EIN instead of the LLC's EIN.

I thought at first  converting it over would give us 208K ,  not 8K, sorry for the confusion that is why we need help in direction. we love to pay off as much debt 60K worth in the first tens year of the HELOC, then reapply for it again and if not pay the last tens years i guess.  

You may find it less stressful to deliver a "no" indirectly through a PM.