In my opinion relying on a warranty deed to convey the property assuming the grantee can sue the Grantor/Insured for any defects that come to light after the conveyance is risky because there are multiple reasons why the Insurer may claim the defect is not a covered breach of the warranties. 

BRRR seems way too risky for me.  

Furloughs are ending and most people are not being invitee back to their old jobs.2) Stimulus is running out3) Extra unemployment benefits are expiring in 4 weeks 4) PPP program expires at the end of July5) Second round of corporate layoffs are just starting now6) The shoe is going to drop on commercial RE7) Residential RE will likely start to face the music soon8) Persistence of Covid means single economy towns are at grave risk. I

That is too risky,imo.

Commercial loans are risky and a pain I have found.   

Now the covid thinking is "hmmm with that higher payment and this person potentially going to lose their job any minute, is this REALLY less risky?"

We all have different tolerances for risk.  I

I personally think the risk is exaggerated and these protections aren't as necessary as one would think, but I would like to hear what others think.I know this is anecdotal, but please answer the following and share only your personal experience.1.

I probably wouldn't mess with hard money for such a small rehab job, or plan on a refinance going my way, a little risky for my taste.

im a newby in the real state world and im decided to start investing cash properties out of states since around LA the numbers are not viable.my question to all you guys is,how risky could it be investing out of state, buying the properties on cash, running the right numbers?