might be a little tougher to find a multi and drive time would be 20 to 30 minutes but major traffic not as bad. 

I can see how that can happen because imagine if the other tenant buyer loses their job, die, or have something else bad happen to cause them to stop making payments.

As soon as I and renewed the lease the tenant wrote me this long message with all these things wronge, including drain smells bad(she’s been putting bleach down the drain to kill the odor, the lights in the kitchen and bedroom are flickering(this ones easily fixable) & the bathroom floor is in-caving because of water damage(she suggested a new shower door).

I had him come out to look at a property with me and that property ended up having really bad foundation issues so I passed.

There is a thread on here started by @Chris Dawson that suggests good and bad rental areas by zip codes.

We did the research and saw that it wasn't a bad deal and made an appointment to meet with them. 

When you asked them why 4 and not 5, they reply something in the lines: "4 is not bad, all was good...

But land in the path of progress if you have some cash is not a bad thing.also I love timber land in the north west.We bought a 700 acre tree farm in 2000.. for 1.8 mil cash.. 

Please advise whether this is a good idea/ bad idea?

When you reflect on this issue, investors can invest with a large number of Real Estate Investment Firms that set up “shell company” Special Purpose Entity [SPE] LLCs, that tell the investor their money is at full risk and they can lose all, and if they invest in that set up and the project fails the investor has absolutely no recourse, no coverage from any other company of the sponsor and has lost all.Doesn’t it make a lot more sense to go with a Realty Sponsor who puts the full faith and credit of their firm and its 13 year history behind the separate project with a corporate guarantee showing they believe in the project, showing that they back the project, and stand ready to guarantee the project with their monies in the event of a bad result?