What about the people surrounding the Groves in their events and sales pitches, their lies, their lack of transparency, the discriminatory approach to the different level of members.

I'd be more concerned about what lies under the tub, i.e. water damage and possible structural degradation.

Either way, the answer will lie in if the deal makes sense and makes you money. 

Yet, the advantage lies in the potential for leverage and debt to amplify returns.

The appeal lies in consolidating all aspects of the investment onto one property, coupled with the desire for steady month-to-month cash flow and the potential for long-term appreciation.

I speak to people less than 20 years old who are just starting to save $ for their first deal and so many of them want to buy properties such as the one you are describing here.Despite case studies (and possibly demand) being scarce in your market, the #s don't lie!

Let's just address the first lie, a couple of properties is not going to make you rich and let you quit your job. $500 a month cashflow from a single family home is really solid but it isn't going to drastically change your life. 

They will allow tenants to stay without paying full rent and your properties will get trashed.2) Thieves who will lie, cheat and steal from you.

The contractor told many lies about the rehab work is in process, but in reality there's no progression. 

A little trick that we used when we wrote offers was the following verbiage on the financing:"Cash or existing credit line"It's not a lie and it sounds pretty much the same as cash.