Especially ones to avoid?

@Zack P.I could be wrong in saying that hickory hill is all bad but I’ve had some people tell me to avoid it so that fact alone I wouldn’t but this deal.4k doesn’t get you much.

Actually avoid Guru's to begin with! 

Furniture and renovation financed by HELOC, $27,000 @ 4.5% over 5 years = $500/moRent - $3,000/moPITI + PMI - $1350/moHELOC loan - $500/moUtilities - $350/moMaintenance + CapEx - $400/mo (Roof and windows are new, exterior is brick, HVAC is all-new)Cash flow - $400/mo (18% COC) This return does not include equity capture of $260/mo from mortgage paydown (boosts return to 30%), appreciation (anybody's guess, but at least the rate of inflation), or the biggest of all, rent avoidance for our daughter of at least $550/mo (boosts return w/o appreciation to 56% annually).Besides the great returns, another reason for buying the house is the example of living in a money-making house to get our daughter comfortable with house hacking. 

There are a few that require you to use their own rental services as opposed to doing your own AirBnB/VRBO rentals; avoid those. 

Or should I avoid the HML altogether and try to purchase cheaper properties with cash ?

You can hook a hose up to the tank and run it over to a drain to avoid have to empty the bucket daily.  

Fear isn't bad or something to avoid; conversely, it's something you want to seek and embrace.

Sharing experiences helps us all learn and grow and avoid mistakes!

I really try to avoid that though by offering open house style showings on different days and at different times.