Frankly, I have never lost sleep over liability issues in any business venture and while I have formed several LLCs and corporate entities, the main purpose was not to hide from liability, it's nice to have an additional layer of protection, but it's how you conduct your business that keeps you out of trouble, IMO!

But I do get the impression that other lenders will loan on the ARV value- I am also interested if this is being done because we would not do because in the event we make the loan and no work is done then we have lost our equity and it can become 80% of its current values or worse.

There's nothing more frustrating than having a great deal, and a week after you lost it, you get access to the funds you needed.  

However, only about 70-75% of lost homes will be rebuilt and many are going larger, leaving market-space unfulfilled in the 2-3 bedroom area.Doing all the management yourself can increase your returns for sure.

Our park had $150 lot rents a year ago at acquisition, we bumped them to $195 and lost nobody.  

This will make some things annoying as you won't be able to apply for new loans/ccs without "unfreezing" the report, but it will stop 90% of the fraudulent activity in its tracks.The FTC has all the info and links for you: http://www.consumer.ftc.gov/articles/0497-credit-f...Make sure to do it at all 3 (Experian, transunion, equifax)Also, have the attorney pay for a credit monitoring service, and tell him he's going to have to reimburse you for time lost.

Lots of owners lost thousands of dollars that they had in owner reserves or prepaid rents that the PM company was holding. 

Then they lost the house and now most buyers in that area do not want something that size for the demographics in the area.

I can count on one hand the number of wholesalers I trust, and I lost 4 of those fingers in a chain saw accident..

If you read that post, you'll see that I made bad financial assumptions every step of the way (purchase, rehab, holding, selling) and should have lost a lot of money on this deal; but I was still able to turn a small profit -- the reason being that I am extremely conservative in every single assumption/estimate I make.- Surround yourself with a great team.