I've been there myself, thinking an opportunity looked promising only to see it turn south, so I understand how you feel.It takes a lot of courage to open up about something like this, and that vulnerability is actually a strength.

Smaller cities are typically more vulnerable to economic downturns and market shifts and do not attract major employers.After identifying cities that meet these basic criteria, apply the following filters to narrow down your list:Low Crime Rates: Avoid cities with high crime rates.

Operating a sober living home is a great way not only to generate income for yourself but to provide stability and security for individuals who may be going through a vulnerable time in their lives.

There's also units with plywood over the sliding doors and some units completely stripped down that you can just walk into if you want with plastic over the door b/c of mold.One of their VP's of Asset Management (A.S.) before she got laid off/fired with everyone else at Book n Ladder pretty much admitted it's a **** show going up in flames.

You probably are on top of all of them, but in case you've missed one:Equity skimming, Bank fraud, Wire Fraud, Protected Groups, Artifice to Defraud, Authorized Foreclosure Consultants, Disclosures, Vulnerable Adults, and of course the obvious categories like Oral Promises, Mutuality of Obligation, Forgery, Seller Unable to Cancel, Disclosures, etcHere is one lawsuit that covers what I mean:https://www.azag.gov/press-release/attorney-general-mayes-sues-real-estate-operators-and-title-companies-defraudingThe full lawsuit is a link at the bottom left of the announcement if this link expireshttps://www.azag.gov/sites/default/files/2025-06/CV2025-0084... 

Partner with a real estate marketing company out of Las Vegas or Provo, Utah to market, promote and advertise the “mentorship” system consisting of the free seminar, followed by the modest fee weekend workshop, followed by the $15,000 - $40 000 full mentorship program.Here are the usual results1- 99% of “students” never earn back the cost, despite 1000s of wasted hours2- students learn nothing of real estate principles, real estate finance and real estate law which are the necessary foundation blocks of knowledge necessary for a SUSTAINABLE career in real estate investment 3- with hundreds or thousands of “students” unleashed on the real estate selling public they’re AT BEST an annoyance of trying to do “unrealistic” deals, AT WORST lead to a disastrous result for vulnerable homeowners.4 - The career real estate investors, service providers, brokers, lenders, etc are so disgusted with all of it and the outcomes they see that that can’t even comprehend that the subject technique or strategy does have a legitimate use when utilized (1) by and experienced and well capitalized buyer and (2) full disclosure is provided all parties with legal representation.  

Open space and preservation tends to be a more vulnerable target.Regulation is one of those amorphous bogeymen (or women!).

And I'm realizing I'm more vulnerable than others since I am a newbie.

Always expect a project to run into issues, cost more than expected and sell for less than expected and you will make money.The biggest advice I would give first time flippers is try and get with a seasoned flipper in your area and see how the process works . . . buy a few lunches and roll up your sleeves if possible and it will be a cheap education that will save you a fortune in the long run.It is easy once you get the machine moving but making sure you do not find yourself with the machine in flames at the start is key.

Without the right safeguards, your hard-earned assets could be vulnerable.