Trying to time the market typically leads to .

VC firms typically do not do real estate, maybe a family office but that relationship takes a good amount of time to build and as you mentioned they will want to see experience.This is a hard question, but I ask them - what are you bringing to the table?

My experience is that if you stay in states where they are landlord friendly, squatters aren't a big concern. as an example.

Worst case scenarios are like you pointed out, or there is a disagreement of the contract and you friend backs out.When you are renting it out, typically the owner (your friend) is responsible for taxes and insurance. 

For example: Right now an investor whose commercial multi family qualified at 4 % in 2019 maybe cannot make the grade at 8% today so that investor would need to pay the loan down with cash to qualify or sell.

I felt i had to tell my story to explain why i want even poor examples of extra protection and why i over always go overboard on Insurance, way more coverage than needed and hardly ever used .

For example, for Ghosting Gary, you'll need to door knock several times.

There are also more legitimate examples commonly referred to as mezzanine debt.

So, if my BUY lender will give me 75% and my REFINANCE lender will give me 80%, then I know what numbers I need to use when analyzing a property.For example, if I am ok with coming out of pocket 5% on a home...then I take 80% of the ARV, subtract out the rehab, and the remaining amount is my offer.  

For example, one of my clients is selling his rental home this year because its the last year he can still avoid capital gains on the home as it will be the last year he still qualifies for the 121 Home Sale Exclusion.