Not bad IMO.

I think it gives real estate investing, overall, a bad name.

Just because you are more familiar with a bad investment, doesn't make it a better one. 

wait, you didn't list the prosthe risks you mentioned are correct, but can be mitigated and not nearly as bad as you said. you "risking it all" isn't really correct, market drops are temporary, you can get your money back out (and more) using BRRRonly focusing on the downside is a hard way to get ahead.

I was the lender they were the borrowers and when things went bad their tenants stopped paying they could would pay for a few months then quit and then I took the asset.. lost of drama lots of marital discord .. was not pretty.. but I am not predicting those times again I am hoping that was once in a life time.. but folks that had free and clear assets even if they sat vacant they did not lose them.. that's my point.. no most of my friends that made it owned business or were presidents of companies that went public and got monster stock payouts.. remember I am from the Bay AREA...

Rent is deposited in your account on the same day of the month, every month.The bad.

@David Weintraub I'm still trying to figure out if Howie Hubler buying all those properties in GC is a good or bad thing.........

Treat it like a business, you may feel bad at times, but at the end of the day you aren't their friend, and this is your money on the line.4.

And sure you can take that money to pay off bad debt. 

An MBA is not bad, if you want it and if it helps you.