Whether it’s their primary residence or my gas station example above, I can think of a thousand examples.

Once you have more than 50 units, it is like death by a thousand paper cuts with the minor maintenance calls.

I have seen thousands of home owners over the years get stuck with an I/O Heloc and cannot refinance it due to lack of pay down and not enough equity/appreciation.You still have a 30 year mortgage at low 6% versus a Heloc in todays market at over 8-10% over a shorter term 10, 15, or 20 but never 30 yeas so in most cases the mortgage payment is less. 

Any company insuring your properties without an inspection most likely has a clause buried deep in their policy allowing them to deny claims for conditions found on the property that do not meet their UW standards and they will deny you claim based on "the house should have not been insured with them anyway".Although the inspections can be annoying look at it from the other side.You pay them 1000 to 3000 a year to insure a rental property where they agree to pay out possibly hundreds of thousands of dollars if it burns down or up to 1 million if a tenant slips on a bananna peel and falls down the steps or the tenants dog bites someone and since you didn't enforce the tenant having their own renters policy to cover the dog bite the landlord's policy is paying out.The insurance company is very much like your rich uncle backing your business venture - you run the business, he takes on the financial risk from disasters, and doesn't even get a say in who lives in the property.Your rich uncle asking you to fix the steps, put up a handrail, etc which is in your and his best interest long term.Do you really want to rent out a property with a busted front step and a bad roof that is going to leak sooner than later?

Tens of thousands have tried it and failed.

This will financially ruin this couple if they lose this house and have an outstanding loan for $200,000.  

If I were to ever leave eXp, I'd cash out with hundreds of thousands of dollars worth of stock. 

Even if I were found guilty, the cost would be in the thousands, not in the millions.

There are thousands of posts and replies on cash flow vs appreciation. 

If the no PPP lender is charging thousands in discount points to offer that 7%, that's an important factor to consider.