Not to mention, that 90% of the "equity" is due to price appreciation; which can disappear overnight in a falling market.

Collecting the deposit on a place that do NOT own or manage,  and disappearing.  

Contracts, threats, etc. might not get you as far there but other things will. 

The building isn't the safest and I have had gangs/drug dealers make threats in the past but I don't carry a gun or any other type of weapon when visiting the property.

I'm sure just the threat of litigation and you will be compensated, if not either small claims or civil court if it exceeds the limitations of small claims.

Equity can disappear over night.  

You are a threat to all thing average.

Now since assignments are more and more being phased out and will probably disappear completely nationwide which i think would be a tragedy especially for newbies  i'm looking into transactional wholesaling deals and virtual wholesaling.

My first job out of college had a match but I didn't see a dime of it because I left after a year.For my goals, I contribute to a 401k so that if my real estate investing fails miserably, my retirement fund doesn't disappear with that.

EVERYTHING needs to be separate from your personal assets.... you mix them together.....like the majority of small time REI landlords do and the protection disappears....so don't fool yourself......