I just wonder if I could do as well by taking a wall mount type tester down there.Yes in my experience crawls are a dangerous place.  

Is their any way to mitigate this Due Diligence dance before it begins?

Don't forget short sales, if you can buy it.Installment contracts or Sub-2 deals are harder to pull off once a loan hits the lender's radar screen.Wholesaling a pre-foreclosure is just plain dangerous, if you lead someone to believe they have a property sold and you fail, you took that property off the market putting it under a sale contract (use an option, and such are restricted in Texas).

If your investors know that you have skin in the game you'll mitigate some of their concerns.It's important to remember that people don't invest in deals, they invest in people. 

Louis is, if not the most liberal areas in Missouri it is one of most liberal, that means more consumer oriented courts, much more so than Springfield.There is nothing more dangerous than older real estate investors doing business as was done 20 or even 10 years ago, welcome to the 21st century, things have changed and many don't keep up.

I've mitigated some of that with cash for keys after I've filed and/or gotten a judgment, but it's always a risk and a potential expense.  

It does lessen the upside, but it also makes it significantly less likely that there is a danger of losing the home if a deal goes bad.

Don't do anything that might create hidden dangers, like trying to pull your own electrical wiring or framing. 

One of the reasons I harp on learning RE basics, knowing that will make you the expert in the room.Too much sizzle in RE can become illegal, unethical and just dangerous, it's called "fluffing" and/or "puffing" overstating facts, giving implications or misleading others.

The real danger is that few of these sites actually vet their advertisers and have no idea who they really are.In these cases, you have no idea with whom you're dealing or even the country in which they reside.