If not it's honestly just your loss.

I guess did not read the Morris invest threads.. and BRRR for someone who is not in market is a HUGE risk HUGE.. you cant read a book and then become a rehabber from 2k miles away in low end rentals.. the amount of risk of theft and loss far mitigates any potential equity.and one last thought  Joe when you say the risk is the banks  I get that In theory.. but if you default on a bunch of bank loans your toast for the future..

You guys have caused me tons of losses as well to other folks that I have met.

In non-appreciating areas, this leaves you with the unenviable exit strategy of compounding the loss by taking a hit on the sale.  

Selling at 150k would net me a sizeable loss. 

If it is more mom and pop tenants anything as a big expense onto CAM you generally will have to spread over many years to recover as too high a CAM on top of base rent will shock their business model.

Then if things go bad you have more chances to recover from multiple people.

These are uncharted waters so no one really knows how it will play out in litigation. https://www.costar.com/article/247920446/coronavirus-losses-could-trigger-act-of-god-clauses-in-contracts-insurance-claims

They may opt to aggregate funds from others like themselves and buy 100 doors ( add value, force equity... refi or sell) capture new equity and recover personal funds.

Then you incur on turnover expenses, which are way more than the $40 or $100/month you are trying to recover for something you are speculating.