I have taken a few personal finance courses in studying to get my CFP accreditation so am comfortable using these calcs and putting the time in to do them properly.What is your take?

I recommend and use contractors that have the accreditation as a Certified 203k Contractor.

I would say only the most experienced investors (talking accredited here that can afford a complete loss) should be in this game and only if their emotional makeup can tolerate it.  

I forgot to mention that thankfully, we're more than halfway through our ~2M capital raise thanks to some existing relationships with accredited investors. 

I’ll check it out again and look for that accreditation.

If you are an accredited investor, I recommend finding a great syndication or a fund to invest with.

@Kenneth Garrett Your example makes perfect sense, but I thought in order to make a private loan like that there were legal hurdles (isn’t that where the whole credited vs accredited comes from)?

I have my LEED accreditation, working on a few others with the goal of maybe starting small with some 4plexes and moving into Larger commercial projects or possibly Master Planned Communities.

Good plan to start out but as you become accredited you will realize that its not scalable and you will drift to syndications... likely after house 4-5 or when your net worth goes over 500k.

Reg D Rule 506b does not require sponsors to obtain 3rd party verification of investors' accredited status, which saves some cost & complexity.