Sub-to's still have a place IMO, but the Guru's may soon have to start re-thinking their sales pitch to the newbies...and I suspect those who continue to sell these on wraps may be want start picking out a good attorney as I imagine we'll soon see class actions and likely some more state and/or federal legislation. 

I also want to put a strong emphasis on what John said.In 2020 there was a "fund syndication" that was investigated by SEC as it promotes real estate with fraudulent mechanisms and is suspected as a ponzi scheme. 

Are you suspecting volume of sales to crash or prices to crash?  

I suspect we'll still see prices drop more and the impulse buyers will disappear, then I can start getting serious again. 

There are other ways to do direct mail that are successful (I suspect).

I suspect that the reason STR supply is down in urban areas is due to STR regulations and ridiculously high LTR monthly rents.Shortly before the pandemic hit, a lot of STR regulations went into effect in densely populated cities.

I suspect that only once the funds were paid to the bondsman would a release of the lien be provided. 

I suspect that 5% figure is true regarding wholesalers.

How do you suspect that will play into future investing?  

I suspect he is of the mind if they dont pay I just take the house back etc.. these schemes have come under a lot of scrutiny in all states.