The gamble is that the outcome hinges upon the courts discretion and it’s rare to see specific performance unless buyer can demonstrate that monetary damages aren’t enough to make them whole.

I'm a rookie out-of-state real estate investor currently immersing myself in BiggerPockets videos, podcasts, and books.

There's so many things that can change the dynamics and attitudes like partners dying, getting married, getting divorced, having kids getting addicted to drugs/gambling/porn/anything, not pulling their weight, wanting to sell, stealing money, getting cancelled form some social media post, and the list goes on.

If you told a gamble on safe unpermitted units, the risk got reduced when the state passed its law. 

If a BRRRR deal is done right, it's not a gamble because you'll have 25% equity in it over and above your investment.

And for Lords sake IGNORE anyone/everyone who encourages Gambling and going bonkers with things.

They run an illegal gambling ring in one of the company's commercial buildings.

If someone’s paying you for raising money and you're not licensed, they’re exposing themselves—and you—to serious liability.If you want to raise capital legally for your 506c, 506b, or other offering either:Be part of the management team with real duties beyond fundraising,Or go get your license.Otherwise, you're gambling with your entire business.Oh and for those that are a "co-gp" - definitely speak to an attorney to determine what your role is and if it qualifies.

TWO EXIT STRATEGIES… proven strategies… or you’re not a professional investor… you’re just gambling with your family’s money.Almost ALL of the “ deals” I have been pitched in my region of Florida are built to assure that the wholesale gets rich… period. 

If you told me you were buying due to crazy appreciation in that area, I'd say maybe but when betting on appreciation you are gambling and might as well go to Vegas.Wish you all the best but don't complicate it man.