But risk is reward.

These days, such money managers probably can hide under a rock.The fund manager can easily give you good advice by stating that such deals are risky for those who have limited experience with investment / commercial real estate. 

That would be a risky and frankly shady move.

One way to mitigate the risk is to refinance it as another type of loan.

@Evan Ponssa I would consider total value proposition of multiple brokers rather than the cheapest one. 

Nope you can't we might just be seeing the first usable comps as the lockdowns started about 30 days ago which is the length of many escrows, but flipping is certainly more risky at the moment, and fortunately rentals don't rely on sales comps, and rental comps don't have the same 30 day escrow lag. 

It's just too risky.

Investors chasing 10 caps in the rust belt need to realize those are risky investments with much lower chance of appreciation as well. 

We live in such a litigious society that I would think any landlord with this TERRIBLE idea would think twice before actually propositioning a tenant like a prostitute.

One way to mitigate that risk is to have some reserves.