What's really important are these 2 things.1) How much research, work connections and investigating are you personally willing to do in any of these markets? 

@Wes Blackwell  one must be aware of the anti equity stripping laws probably good to caveat that preforeclsoure advice.. there in Oregon you must be a licensed pre foreclosure person to even engage with helping folks in foreclosure..

Also the property transfer tax is quite high, it can add up to around 13% and normally has to be paid in cash.

Does anyone have personal experience with this?

But that will lead back to the person who invited them.

My original goal was to buy 5 rentals and have them paid off by the time I retired.  

@Jonathan GreeneAgree 100%. be transparent and if good news great - bad news - still share it with investors - realize they are making life choices based on what they may be telling you as an example of someone has $100k investment and you fear it’s going to go to foreclosure - well maybe they would not spend $10k on that vacation or buy a new home knowing they are getting wiped outUnfortunately there is a group of guru syndicators who are great marketers / sales which some I have personally spoken with and they are so full of it and just like to hear their voice their ego gets in the way.

Quality Assurance:You can personally oversee the quality of work, ensuring that all tasks meet your standards and avoiding potential shortcuts that some contractors might take.5.

You paid $90k, so no taxes owed.

It can definitely be frustrating.One thing I'd encourage your friend to keep in mind is that the tenant is a person and their housing depends on this process.