The bad ones will deal drugs, prostitute their children, rent out rooms to extra tenants, terrorize the neighbors and you, and drag their feet about returning their portion of the annual renewal paperwork to the point that the housing authority stops paying you - even though their tenants still live there!

The last property we purchased in 2021 was an off market deal that just randomly fell in our lap. 

https://www.har.com/content/newsroom/Houston Real Estate Highlights in November, 2023:-Single-family home sales rose 4.9 percent year-over-year, the first increase in 19 months;-Compared to November 2019, before the pandemic, sales were down 3.2 percent, and compared to November 2018, five years back, they were statistically flat;-Days on Market (DOM) for single-family homes went from 48 to 47 days;-Total property sales rose 3.7 percent with 7,472 units sold;-Total dollar volume was up 7.5 percent to $2.9 billion;-The single-family median price fell 1.2 percent to $326,000;-The single-family average price rose 1.0 percent to $404,597; -Single-family home months of inventory registered a 3.5-months supply, up from 2.8 months a year earlier – the highest level since November 2019;-Townhome/condominium sales experienced their 18th straight monthly decline, falling 3.0 percent, with the median price up 11.4 percent to $245,000 and the average price up 7.3 percent to $272,382;-Compared to pre-pandemic 2019, townhome and condominium sales were down 9.6 percent.

Fortunately, this deal fell into my and my partner's lap.

Then I helped a couple people get a deal done, then one fell into my lap, and I took right off again.

Service Master determined the cause of the issue was the sewer system being overwhelmed during a recent storm where 2-3 inches fell in an hour.

So even if you pick a state with stronger protections like WY or NV, the cause of action arose in the state where the tenant fell, so likely that the court where the accident happened would have jurisdiction.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

It fell out of escrow with the previous buyer, so we bought it at a discounted price.

My hollywood property fell out of escrow looking for another

Per the listing agent it was because the previous buyer's financing fell through.My agent doesnt think I should proceed in purchasing this as she believes it needs a lot of repairs and is in an overall not in a good neighborhood.