You’re not going to mitigate all the same risks as with a fully licensed, and insured contractor and that’s ok, it’s the nature of the class you’re flipping or rehabbing and their associated margins

Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.

I spent more than 25 years in lending for some of the largest banks in the world before I left to run the Castle Rock loan portfolios, so I've done a loan or two.

well nowhere I could find. this home is older than most around so it sits lower than most creating a natural funnel towards my property, which has turned my yard into a swimming pool.

Then need to know where the natural flow of water is. 

Yeah @Brian Stike, most likely they are operating illegally.You have to guess that the complexes are making money managing the properties so they won't rock that boat.

If you are wondering you have to shimmy into the darkness shown by that hole in picture two (about 2'x2') and then belly crawl hauling your wife's favorite electric fireplace behind you for about 31 ft over dirt, broken concrete, and discarded timber/refuse until you  get to the 1.5' by 1.5' space they hammered out of the stacked rock for access to the next crawl space.

Some are better that this than others, many more are more arrogant about how well they can do it than they should be.This is human nature.

You ROCK!!

The Rock County market is extremely beneficial to investors as it allows you to consistently see 1.5-2% rent to price ratio.