So on 10/5 I dropped by to deliver his "5 day notice to pay or vacate".

Make sure you deliver it the right way. 

I use tracking to know when it is delivered.

I recognize that greater risk delivers greater rewards; I risked quite alot when I got started in RE; I am enjoying a low risk, low stress lifestyle now.

Depending on how it is to be delivered, provide extra days to allow for that.

If I assume the sponsor will deliver the result as promised and the market will be good next 5 years.

He'll deliver it with a clear title as he owes on a loan against the property (not sure how much). 

Many OOS investors set themselves up for failure because they don't invest the time to ACTUALLY understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

Yes I also came across their ad and website a while ago, they are using 3D printing and is basically a modular model much similar to a shipping container house but 3D printed and with different type of material that they deliver and use a crane to put it on the foundation.

Or who insures the injury to the Amazon driver delivering to the STR guest when they fall in the driveway.