My favorite quite:“The greatest danger for most of us;Lies not in setting our aim too high, and falling short;But setting our aim too low, and achieving our mark."

Detroit is looking up or if you don't want to go that far maybe Midland or Lansing area or something.Anyway, to answer your question - I think flips are a bit dangerous in the sense that to make money you are usually on a pretty tight timeline and everything needs to go right.

This all sounds dangerous like you’re getting yourself into a lot of debt right?

It will be it's own distinct tax paying entity.And because it is now the tax payer for the property it will have to be the entity that sells and does the 1031. 

It allows you to write an offer which protects you in just about every way from any form of damage or danger.

A few days ago in my post history is a comment that started with "Danger, Will Robinson, Danger!" 

Maybe I just had good luck with this deductible system before, but what I really did was expose myself to more danger than I should have.

I like to draw distinction to yield as cash flow opposed to [total] return.

Are private lenders, trust deed investors, etc. in danger of becoming extinct?

Nice people tend to avoid dangerous locations, and this means high turn over, or shady renters.In places like this, you run into more people who have no respect for your property.