Moreover, a DST can be used to rescue a 1031 Exchange that is in danger of failing.

The written (2nd) Purchase Agreement and your new buyer, on the other hand, are substances very much tangible and physically palpable.

I see it could be profitable but I also see it could be very dangerous to purchase one of these properties, the research I have been doing it is hard to get a set answer to important questions and they need to be cleared up before moving forward and bidding

There are ton of things you are missing in all of this- risk of extremely low-paying tenants, risk of extremely cheap properties (trust me, even a SFR in LA at $80-100k is beyond risky and most definitely an MFR (especially one that is permitted as 2 units but 4 are being rented out), due diligence to find the actual condition of a property (thinking something only needs paint is dangerous), etc. 

There are a million american scam artist companies presenting seminars over, if you pull back the curtain they have no substance.

This is very dangerous ground.

I am wondering what are dangers?

Yes, but there is a real danger. 

These deals can be found, I'm just not sure how they are found from a distance.Metro PHX has run its course and the market is very dangerous right now.

I'm not going to argue with you, as I suspect you only post in an effort to rank as a 'top contributor' even though your posts lack any substance.