Once you become more established, have a large net worth, etc. you may want to consider more sophisticated trusts that can cost you up to $45,000.

To summarize, what I have seen is a possibly poorly conceived investment possibly sold to people who are not sophisticated.  

Sophisticated Lenders can and do structure these with many safegaurds but thats not what you are seeing in the Gator world and the gap funding and loans being presented to new lenders..

Reg D 506(b) allows for unlimited fundraising and up to 35 sophisticated investors.  506(c) requires accredited investors.  

I just think, if this urgent care center happens to own its own x-ray, or even better MRI, and part of that machinery was financed with LL TI allowance and the machine runs with the lease and is LL property, that could be a big reason why the rents are higher, and in suite why the sale price PSF is higher.

Another option will be to use the HELOC to buy a property that needs work, fix it up and then refinance and do the BRRRR strategy, but this is a bit more sophisticate and you want to make sure you have the knowledge and the risk tolerance to do it. good luck!

He is getting more sophisticated.

I don't need to get into why, it should be obvious.No sophisticated investor uses them.

. - there are numerous ways to achieve sweat equity from boring but true rehabs, to development, to various localized sophisticated options

I am willing to go so far as to say they intentionally are seeking investment sources who don't have the means or sophistication to conduct appropriate diligence.Sadly social media has made it far easier for these bad actor capital raisers to get in front of their target audience with ease.