I even try to unsell them on the business by sharing my financial losses, litigation,  market shifts, permit purgatory, shady contractors,  clouded title issues,  paranormal activity, squatters, mold, etc.

That sounds like someone who has been going in the wrong direction financially for whatever reason.

The question is mostly a personal financial planning question and it depends on your preference and what balance of risk and access you'd like and would be comfortable with.

Guns done kill  people do.. well sub 2 does not kill sellers the people that do sub 2 with bad intent with not enough money etc etc they are the ones killing the sellers the sub 2 is just the vehicle that led to financial mortality for sellers in a sub 2 gone bad scenario.. and U cant have thousands of students who you know for certain have neither the capital or character to pull these off safely for the Seller..

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

If you can get land for a good price and let's say build a modern quad with 1200 sqft 2 bed 2 bath units and garages for $200/sqft you are looking at about a million.

BFS FINANCIAL SOLUTIONS is posing as a lender, or they legit.??

BFS FINANCIAL SOLUTIONS is posing as a lender, or they legit.??

Being a responsible person has nothing to do with the financial calculation for rate of return or cash flow. 

There are many scammers out there, with histories (criminal and financial) that they are not proud of, trying to raise money.