I know you can't really anticipate property appreciation (or it's probably dangerous to).

There are many dangers of being self-employed in any business.  

But, with lose cannons rolling around on deck, being on deck can be dangerous. :) 

Just when we thought we escaped the danger this year, and it caused me to miss the in & out burger fest with my fellow investors.

Forcing money into risky assets is perhaps the most dangerous experiment ever done, and is so large in scale and so unprecedented that we have no idea how it will end.

Who's getting blamed for the eventual explosion?

Talking with emotion and not logic is very important.There's a danger in educating the seller too much and teaching techniques on how to solve the problem is never a good idea.I never do that.I don't educate sellers.I give them WHIFFMs.

Aside from the fire hazard (which is a danger to them, and neighbors) such hoarding invites rats, cockroaches, dangerous mold, etc. that can be costly to get rid of.

This is because I am not a chemical engineer and because I do not know what new (and potentially dangerous) compounds you might be creating.

LOL, nothing is as dangerous as a Realtor who really wants to be an attorney.Operate in the sunshine with full discloure, that your intentions are to sell after needed repairs and improvements.