My RERA deep dive: What I wish I knew earlier

After 3 site visits to Raj Nagar Extension, I'm getting serious about a 2BHK. But the legal aspects are making me uneasy. I've heard you *must* check the RERA project details thoroughly, not just the builder's registration. What specific red flags indicate potential delays or issues on the RERA site for projects like Magic JK Homes? If a builder, even Army Welfare Housing Organisation, delays possession, what are our *real* legal options under RERA? Is it genuinely effective or just a slow process? And should I always insist on an encumbrance certificate before any major payment? Any tips would be great.