I’ve had 2 panels melt at the same triplex due to arcing in the meter can.  

@Chris Martin  my commercial banker of 25 years saved my @ss in the melt down... one of the key componants to scale and keep a bigger operation in my mind.

Here is what I have so far:At any time before, during, after investment:I or any of my team unexpectedly dies, becomes seriously ill, or injuredAn impassable disagreement occurs between any 2 parties of the investment teamA member of the investment team fails(for any reason) to uphold their agreementBefore purchase:Incorrect property valuationInability to secure financing after earnestDuring Financing and purchase:Loan executor fails to follow through with the loan.Loan executor misleads or baits me with incorrect terms and conditionsSeller withdraws contractSeller tries to renegotiate contractSeller withdraws agreement to carry loanTitle issuesDuring rehabilitation:Cost overrun - If the cost to complete a rehab exceeds the estimated cost budgeted.Time overrun - If the allotted time to complete a rehab is exceededUnforseen issues - if issues arise due to unknown/hidden problems, termite damage, mold, etcProblematic Contractors - Contractors that want to increase the bid midway through the job, fail to pay their employees, don’t show up when scheduled, fail to consistently clean, low or no skill, do poor work, fail to carry proper insurance, do not use agreed upon materials and/or finishes, use the “you can’t see it from my house” methodology, dress and/or act not in accordance with accepted job site standards, live or sleep at the job site, steal materials, supplies, and/or tools, attempt to undermine my relationship with my real estate team including agents, investors, other contractors, clients or potential clients, places lien or sues, dies or is seriously injured during project, experiences major life event that prevents or hinders their ability to continue, contractor or their employee dies or is seriously injured on the property, gets OSHA or other governing body violation(s)Code Violations - Red flagged for failing to obtain proper building and/or work permits prior to beginning project, overgrown vegetation, etcProblems Specific to Rental Properties:Tenant does not pay rent or pays lateTenant does not pay utilities/trash serviceTenant causes damage to propertyTenant does not take care of maintenance and/or cleaning of propertyTenant smokes or has pets when these things are not allowedTenant makes unauthorized changes to the property, ie painting walls, removing landscaping.Tenant allows others to move in without adding them to the leaseTenant misused the property, ie drug lab, melting plastic in the oven, spray paint graffiti on shed, parks in unauthorized zones such as the grassSomeone injures themself while on propertyHouse fire, floods, other natural disasterMajor maintenance issues such as roof replacement, appliance malfunction, plumbing leak, etcTenant violates city code, ie noise ordinances, trash and debris in yard, etcUnavoidable costs such as normal wear and tear include failing appliances, scratched/scuffed wood floors, dirty paint, worn carpet, etc.After rehab:Property does not appraise and/or sell/rent for expected ARVInterest rates go higher than expectedProperty tax increaseStricter laws are put in place that prevent finance/refinanceThis is all that I could come up with.

@Brian Turnbough  what sounds Risky it all how most HML work  along with syndicators etc. if your making 1st position loans at 70 % LTV with good borrowers that you know and trust and you don't have a price melt down like the once in a lifetime GFC was its a pretty decent way to make a buck.. especially when you leverage up to 40 to 50 million...

I just ended up here right before the melt down and it turned out to be ground zero for all the foreclosure activity in the IE so I didn't leave.

It’s amazing how even the toughest negotiator can melt before a pile of cash.

Both my daughter & room-mate work from their respective home offices hence the need for 4 bedrooms & because their cells & lap tops are melting if they are at the pool too long.

@Avery Hill welcome and congradulations in your career choice .. its such a rewarding business if it is done right and a little luck always helps to.. but, hard work is the key .. there is a ton of free information you can start to learn right here on BiggerPockets .. but, i would get your Re lic first before mind melting and trying to learn to much at once .. that being said dont wait to long ..

That is what caused all the damage when it melted and caught on fire and it burns with sooty smoke that filled the big kitchen.

Something very calming about helping others and when I see others do it, it melts my heart.