It is definitely a red flag not having a strong online presence but does not guarantee they aren't legitimate.  

Here is an example of a property the would cashflow easily i just found.https://www.zillow.com/homedetails/1516-C-Ave-NE-A-&-B-C...$225,000 fully renovated duplex with the rents combined at $2250 in a relatively nice city with relatively low vacancy rates..Here’s my experience.  

I’m glad you shared the story, too, because many of us have a not-so-wonderful outcome to a deal.  

I am trying to figure out how long a mortgage deed of trust is good for in Colorado(title 38) , I've got a number of opinions.

One unit is fully renovated: hardwood floors, updated kitchen/baths, new paint, electrical, furnace, hot water tank, and roof.The other unit needs full rehab: plumbing, furnace, flooring, drywall, paint, kitchen, baths, tank, and misc.We estimate $40K in rehab with an ARV of $250K–$255K.Rent Potential:Market: $1,300–$1,400/unitSection 8: Up to $1,600–$1,700/unitStrong cash flow potential.

One unit is fully renovated: hardwood floors, updated kitchen/baths, new paint, electrical, furnace, hot water tank, and roof.The other unit needs full rehab: plumbing, furnace, flooring, drywall, paint, kitchen, baths, tank, and misc.We estimate $40K in rehab with an ARV of $250K–$255K.Rent Potential:Market: $1,300–$1,400/unitSection 8: Up to $1,600–$1,700/unitStrong cash flow potential.

Instead of marketing the property itself, what you're typically allowed to market is your contractual right to purchase the property, that is, you're selling your position in the deal, not the home itself.

Quote from @Thomas Mausser: I'm having a bit of a problem believing that this home would be like this.Seems too good to be true.

This time have a real contract 

I’m in the design world myself and have seen a mix of strategies  some investors go all in upfront with full sets, while others take a phased or “just enough” approach depending on the market.Would love to hear how you all are handling it in 2025  what’s working, what’s causing delays, and whether cities are asking for more than they used to.Looking forward to learning from everyone’s experience!