Worse, I have regularly mentioned their shameless recourse to the white lies they tell the unsuspecting buyers.

First time was from investment companies but no one was interested, so now they're offering a 18% preferred return in hopes of getting more unsuspecting retail capital.

I did not realize I could get caught in a leveraged situation where 90% to 100% of my investment would be gone.I want other unsuspecting passive investors to know this.

I would like to believe that he started out with good intent with his business although, with the dates of some of these mortgages his business appears too has been failing for at least 2 years so, he over mortgaged this properties pulling in unsuspecting victims into his sinking ship. 

If that's how they want to be employed and paid, get a license as an engineer.No, I never really sold anything to any unsuspecting consumer, not even my used cars.

Alex Mehr, the owner and cofounder of REV which bilked investors out of $270,000,000 just a year and a half ago and discontinued distributions in November of 2022 and is now under SEC investigation and multiple lawsuits, and was paying 25% promissory notes with a business plan of online retail from a dozen bankrupt old brands despite having little to nothing listed for sale on the websites (the same dozen listed in same order on Norada site) to Norada Capital Management which then paid out 12 to 16% promissory notes to the unsuspecting investors here on BP above and in other threads.

Little constraints to building and, like in Tulum, there's a whole industry building a huge amount of condos there (who often look all the same) to sell to (unsuspecting) investors, which translates into huge competition when renting and/or selling.To conclude, you do some due diligence on the market to find out if my fears are justify.

I guess my greatest beef with most gurus (not all, some are actually honest and straightforward, and even offer marginally beneficial advice) is the following1- they’re dishonest in numerous ways2- completing their training in no way qualifies the student to earn money or even perform competently in real property field3- the techniques they teach are often harmful to the people their students deal with4- they unleash a horde of unprepared, unqualified, unknowledgeable, misguided and unaware newbies on an unsuspecting pool of desperate homeowners5- they sell the song that all formal education is a waste of time and money6- they never provide any audited proof that they have been successful in real estate investing7- they encourage people to pay for a mentorship plan they can’t afford by increasing the limit on their credit cards8- they create falsified accounts to post how great their program is9- their programs are packaged by professional seminar companies out of Provo, Utah or Las Vegas, Nevada10- they disparage people who have spent years accumulating the knowledge, experience and capital necessary to be successful in real estate11- SOME gurus teach techniques which are unethical, immoral and even illegal. 

There wasn't a Bernie Madoff somewhere cooking books to unsuspecting investors.

Personally, I think most of these funds are run by greedy, opportunistic individuals who capitalized on their own fame, a temporary dummy-proof market, and intoxication with their own "abilities" to vacuum up a bunch of largely unsuspecting dupes, accredited or not into funds that were always risky in that they needed everything to go exactly right (largely, the same way they had been going for the previous 10+ year, a historical anomaly) in order to make it work.