You send money to people you don’t know and have never met hoping that they actually do what they are supposed to without any escrow company or Trust account involved.

I know there are risk involved like market down turn, not selling for ARV, higher than expected renovation cost, etc, but I'm really worried about people just taking the money and running away with it.

Most people don't really read reviews.

Looking to network with like-minded people preferably woman since I don't know many women investors.  

There's a long checklist of items to prepare before you start your direct mail campaign:1) Is it scalable (manual letters aren't) 2) Are you using your time in the most efficient manner (handwriting is ok for starting, but you need to hit 1000s of targets to get the responses to grow your business) 3) Is your message correct for that market?

I only own one rental unit (this one) and don't accept people who have been evicted, but I would not accept someone in a current eviction proceeding either.

Throw an LLC together with a few people with $1m each, and buy it, San Francisco isn't short of folks who got lucky with this or that IPO and have the money, most of those tech companies have an unofficial employee-maintained slack/discord channel where they talk about real estate stuff.

People still mention what they do or how they're involved in RE...

Low returns like pre covid numbers coupled with low price/high headache guests have scared people to sell.

I'm simply offering an alternative viewpoint based on the current market conditions and the heightened competition.It's easy to tell people to put sticky notes on someone's door, but what is the true cost and benefit?