However, after reviewing the P&Ls for 2016-2018, it seems that this property doesn’t even cover the debt!

Then we find out I can't afford the rehab, or a tenant doesn't want to cooperate for a showing, etc.  

There are already statutes and regulations regarding fraud and deception in real estate transactions.Educating people who want to be educated is fine, but if a governing body restricts the pool of ready and willing buyers, more properties will go to foreclosure and sit on the market longer.Real estate investors perform a vital function in every jurisdiction: putting properties back on the market, in good condition.Many of the properties they buy could never pass conventional lender's inspection because they typically require tens of thousands of dollars in repairs that most homeowners do not have or cannot do themselves.Additionally, many real estate investors near metropolitan centers can access almost an unlimited pool of funding to buy and remodel properties if the numbers work.From contract to close, the time can be in as little as 3-4 business days.The delay is mostly waiting on title companies.So when flippers mail letters and post cards to owners saying they can "close quick" and "all cash", that is a fact, not fraud.Of course, realtors will recommend you list your property – that's how they make money – so they are self-interested, which makes the report biased.Maybe next time you can have a "flipper" on you show for balanced reporting.The idea of anyone feeling "pressured" by getting a post card or flyer is ludicrous.If the homeowner doesn't want to sell, the solution is to throw them away.But the idea of "there ought to be a law" is equally ludicrous.If there are bad actors committing fraud, the answer is to enforce the laws already on the books.Out of all the properties posted for sale every 1st Tuesday of the month at the trustee's sale, a very large percentage never make it because they are bought by the very flippers you disparaged.If not for the real estate investing community, cities around the country would look much, much worse.My biggest complaint with your report is that you completely failed to get the rest of the story.Your editor needs address this."

A bad investment today doesn’t just turn into a good investment over time.

No idea the reason for flipping out over something that doesn't even concern her.

I am getting 35-40% cash on cash and doesn't include equity pay down..finding seller financing ones as well sweetens it even more

As we uncover more information about loans, we find that maybe the income doesn't fit (peg 1) and the borrower only has 1 year self employment (peg 2) and maybe they have some credit challenges (peg 3) and on and on. 

Hopefully this doesn't happen every year for every unit, but it should be factored in as a cost of doing business.Good luck on your first deal!

If you're going the capital gains route, it doesn't matter that you didn't take depreciation. 

(I.e doesn't seem like an uncontrollable consequence due to the tenting).