Don't allow financing or a finance contingency (it can be a good indication they are selling above market value) Don't allow for your own independent property inspection Are not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors) Require you to pay for any renovation upfront Sell only in cheap. low end neighborhoodsDon't appear to selective or have a set criteria for where they sell Don't accurately represent the neighborhood/property classification Don't have consistent rehab standards for all properties Don't provide a scope of work for the property Can't provide references of repeat investorsDon't have a lengthy track recordThis should help you avoid most major mistakes,

Am currently putting that on hold and perusing the European market! 

I think Lada is more of a European thing ;)

I highly recommend Top Star Egress as they were extremely cost competitive and the work was wonderful.We had a European tilt and turn - all in for $3,700.And a very large window slider for $5,000 (seriously massive window, looks great)!

@Michael Stanley Nino These days, in most major markets, if you're buying off MLS, the realtor will not care about your spreadsheet as they will be able to sell the property (as long as it's reasonably prices relative to comps). 

I have suggested possible solutions, including a device of european manufacture that reduces wall humidity, but it costs around $10K.

And we just blew $500 billion on a European country that has no benefit for ours.

However, this has been true for most major markets through COVID.

In my view, not allowing for some upside or equity in any financial transaction is amateur and recipe for disaster, one should allways have at list 2 exit strategies while offloading under preforming asset should be one of them.Saying that i purchased a Credit Agricole bond in 2009 for 100k. 3 years after it was worth 45k (its European french bank bond)  I sold it 2 weeks ago and got about 94k back which im using as deposit to buy in the USA. 

Most major cities are going to have a more cyclical market while more rural cities and small towns (resort towns excluded), tend to be more linear.