They are notoriously dangerous. 

Dangerous game right there. :)Love her all you want, but find someone else for tax work.

Melissa,I'm not one to speak much on this type of business since I live in Texas, but this exposure can't be much different or any more dangerous than what we see down here with some of our landscapers (wood chippers, chainsaws, climbing trees, etc.). 

With a mortgage of 65K and monthly rent of $1,150, I'm approaching 2% rule territory, but my cash flow is still only $124 a month. 

But that's a civil matter, not criminal.A sale/leaseback situation is extremely dangerous for the investor.

Sub too is a dangerous thing for a seller .. and many investors thinks its a great way to get into property cheap but it can lead to a lot of bad things happening not the least is criminal charges being brought against the person who does this to a seller then rips rents and walks away I have seen a ton of that over the years.

Their are multiple tradeoffs for each positions, but the big ones are: Anti Registration: The rental stock will be more prone to having dangerous code violations, which in turn, on average will increase the rate of injury and death.

Like you said, it's all speculation and that's a dangerous game to play, especially with your children's inheritance.

Go down the rabbit hole, fixate on it, and learn enough to be dangerous.

Below are a few of the criteria.Metro area population greater than 1M.Both state and metro populations are increasing.Low crime - Do not invest in any city on Neighborhood Scouts’ list of the 100 most dangerous US cities.Low operating cost - High operating costs can turn what appears to be a profitable property into a money pitRent control - Never invest in any location with rent control.For more criteria and details, DM me for my free guide on selecting a dependable passive income location.Investment TeamThe critical factor for successful remote investing is a local investment team.